HomeMy WebLinkAboutagenda.council.worksession.20230605AGENDA
CITY COUNCIL WORK SESSION
June 5, 2023
4:00 PM, City Council Chambers
427 Rio Grande Place, Aspen
I.Work Session
I.A Allocation of Short-Term Rental Tax Revenue
I.B Asset Management Plan Revenue Assumptions
I.C ACRA Use of City Assets & Refresh/Updates of Armory, Old Powerhouse and Main Street
Cabin Renovations
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STR Memo - 6-5-23.docx
resolution.council.122-22.pdf
STR Tax Split to Funds 6-5-23.pdf
Armory_Hall_work_session_memo_2.06.23.pdf
1_Council_work_session_Main_Street_cabin__OPH___Armory_memo_6.5.23.pdf
2_Exhibit A_resolution.council.023-22.pdf
Exhibit B_ACRA Master Agreement 2023-2028 with Lease Addendum 1.pdf
4_Exhibit C_The History of Armory Hall.pdf
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MEMORANDUM
TO:Mayor and Council
FROM:Pete Strecker, Finance Director
THROUGH:Sara Ott, City Manager
MEETING DATE:June 5, 2023
RE:Input Needed on Short-Term Rental Excise Tax Receipts
REQUEST OF COUNCIL:Staff is looking for confirmation or alternative direction on the proposed
application of short-term rental (STR) excise tax receipts collected on all nightly stays on or after May
1, 2023, in order to advance Council and community desires as timely as possible.
PREVIOUS COUNCIL ACTION: Passage of a new short-term rental tax was adopted by voters on
November 8, 2022. The application of the new tax was intentionally delayed by Council when it
wrote the ballot question, to be effective only on nightly stays on or after May 1, 2023, thereby
allowing the lodging community an extended runout time between the adoption date and effective
date to limit the challenges associated with advanced bookings.
BACKGROUND:The ballot question around the new STRexcise tax includedlanguage specifying voter
expectations for a minimum of 70% of all revenue generated be used for funding affordable housing,
with the remainder utilized for infrastructure maintenance and repair and for environmental
initiatives. Based on information available at the time of drafting the ballot question, staff estimated
that the first full year’s revenue (in 2024) would equal roughly $9.14 million. For reference, the 70/30
split on this figure would therefore be $6,398,000 and $2,742,000, respectively.
DISCUSSION:Council has had previous discussions around a number of large ticket items under both
umbrellas of capital infrastructure and environmental benefit, understanding that these two are not
always mutually exclusive. Renovation of the Armory for community use has been one such project
that has been discussed with the Council in multiple work sessions. The Aspen Sustainability Action
Plan (ASAP) similarly has been presented and supported by the Council in recent sessions. Both of
these efforts have significant costs associated with them (the ASAP will continue to be costed out
over time as sections are prioritized and scoped) and both align well with the voter approved
application of the new STR tax, but there are certainly limitations to how much the expected tax can
support.
Utilizing current financials available from the 2023 original adopted budget, plus the inclusion of the
new 2023 Spring Supplemental (as many capital projects and other efforts crossed over fiscal years
and needed to have budget authority re-appropriated), staff has mocked up one scenario for
allocating a 30% share of the new STR excise tax between the Asset Management Plan Fund (capital
fund) and the General Fund (operating fund) that includes the Climate Action department and efforts
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to reduce greenhouse gas emissions through multiple programs. The proposed recommendation calls
for three-quarters of the 30% share be receipted into the Asset Management Plan (AMP) Fund and
one-quarter of the 30% share into the General Fund. Two important caveats included with this
scenario, though not directly related, are:
The Armory renovation has been inserted into the long-range plan in fiscal year 2026 (five
years out) and is penciled in at $29M, which is a $23M estimate in today’s dollars, inflated at
8% for construction price escalation – the modeling that is attached also assumes a
combination of cash and debt financing for this effort to preserve a higher fund balance in the
AMP Fund for future needs;
With voter approval of Ballot Issue 2B (extension of the 0.5% Sales Tax for Parks and Open
Space) on November 8, 2022, consistent with prior actions and pursuant to the language
included in that measure supporting the improvement and maintenance of recreational
properties as allowable uses for this tax, staff is recommending facility renovation and
maintenance costs associated with the Aspen Recreation Center, Ice Garden and Red Brick
recreation spaces be appropriated out of the Parks and Open Space Fund and removed from
the AMP Fund. This recommendation has been presented to the Parks and Open Space and
Trails Board and was affirmed and is consistent with various one-time recreational projects in
the past.
FINANCIAL/BUDGET IMPACTS: With the summarized long-range plans included with this memo,
assuming the above criteria, both funds maintain positive fund balances throughout the extended
forecast. However, the General Fund is on a slow negative trajectory once the annual debt service
payments commence and given to the conservative assumptions on projected revenues relative to
expenditures. This is all caveated with the uncertainty to future projects, escalation of construction
costs, and revenue assumptions where there may be volatility due to changing economic conditions
– thus, this is only a litmus test for general feasibility when inserting some large variables into the
current projection.
ALTERNATIVES: Alternative options to split the STR tax receipts between capital and environmental
uses can be altered, with a shift in prioritization of what is most important to the community, to follow
as a result is certainly possible. Additionally, a lesser renovation could be considered for the Armory
and/or a partnership arrangement to help finance the cost of the project could be entertained vs. a
debt issuance to achieve the desired outcome.
STAFF RECOMMENDATION:Staff recommends the current split of three-quarters of the 30% STR tax
be directed towards the Asset Management Plan Fund and one-quarter be allocated to the General
Fund for environmental programs at this time. This recommendation also includes the alignment of
the recreation facilities capital costs to be afforded under the Parks and Open Space Fund following
the adoption of Ballot Issue 2B, as a method to further provide AMP resources for capital needs,
including the Armory renovation projectand other currently unscheduled or unidentified needs down
the road.
With this recommendation, staff would also continue to evaluate existing capital needs to be afforded
out of the Asset Management Plan Fund and how the Armory renovation fits into that proforma in
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the future, and also work on further identifying priorities and costs for various aspects of the ASAP to
implement as soon as possible.
ATTACHMENTS:
1) Resolution #122 (Ballot Question for Parks and Open Space Tax Extension)
2) Long Range Plan Summary Impacts for Proposed Recommendation on Split of STR Tax
3) February 6, 2023 Memo on Armory Renovation Project
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INTRODUCED, READ, AND ADOPTED by the City Council of the City of Aspen on the
25 th day of October 2022.
Torre, Mayor
I, Nicole Henning, duly appointed and acting City Clerk do certify that the foregoing
is a true and accurate copy of that resolution adopted by the City Council of Aspen, Colorado,
at a meeting held October 2 5, 2022.
Litc&"
Nicole Henning, City Clerk
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000 ‐ Asset Management Plan Fund2023 2023 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032Base BudgetSupplemental Requests Request Projection Projection Projection Projection Projection Projection ProjectionProjection ProjectionOpening Balance (incl. escrow)$24,464,233 $6,914,004 $31,378,237 $25,339,517 $19,916,397 $19,619,817 $12,854,717 $15,979,037 $18,532,317 $22,848,337 $27,526,657 $33,295,477Previously Stated Revenue Expectations$5,856,600 $120,000 $5,976,600 $8,684,950 $5,544,080 $5,239,880 $5,450,060 $5,706,810 $5,842,270 $7,119,230 $6,514,620 $6,557,280Debt Proceeds (assume $10M cash)$0 $0 $0 $0 $0 $19,000,000 $0 $0 $0 $0 $0 $0Proposed Share of New STR Tax (75% of 30% Share)$0 $0 $1,154,000 $2,057,000 $2,140,000 $2,230,000 $2,320,000 $2,410,000 $2,510,000 $2,610,000 $2,710,000 $2,820,000Total Income$5,856,600 $120,000 $7,130,600 $10,741,950 $7,684,080 $26,469,880 $7,770,060 $8,116,810 $8,352,270 $9,729,230 $9,224,620 $9,377,280Previously Stated Expenditure Expectations$8,503,410 $0 $8,503,410 $17,738,270 $8,679,080 $5,281,070 $5,807,340 $5,784,030 $4,769,250 $5,314,510 $4,056,800 $2,682,930New Spring Supplemental Impacts$0 $4,665,910 $4,665,910 $0 $0 $0 $0 $0 $0 $0 $0 $0Proposed Armory Renovation (Escalation @ 8%)$0 $0 $0 $0 $0 $29,000,000 $0 $0 $0 $0 $0 $0Proposed Shift in Rec Capital Needs to Parks Fund$0 $0 $0 ($1,573,200) ($698,420) ($1,046,090) ($1,161,600) ($220,500) ($733,000) ($263,600) ($601,000) ($498,000)Total Outflows$8,503,410 $4,665,910 $13,169,320 $16,165,070 $7,980,660 $33,234,980 $4,645,740 $5,563,530 $4,036,250 $5,050,910 $3,455,800 $2,184,930Initial Ending Balance (incl. escrow)$21,817,423 $2,368,094 $25,339,517 $19,916,397 $19,619,817 $12,854,717 $15,979,037 $18,532,317 $22,848,337 $27,526,657 $33,295,477 $40,487,827Set Aside for Lift 1A Escrow$4,360,000 $0$4,360,000 $4,360,000 $4,360,000 $4,360,000 $4,360,000 $4,360,000 $4,360,000 $4,360,000 $4,360,000 $4,360,000Adjusted Ending Fund Balance$17,457,423 $2,368,094 $20,979,517 $15,556,397 $15,259,817 $8,494,717 $11,619,037 $14,172,317 $18,488,337 $23,166,657 $28,935,477 $36,127,827001 ‐ General Fund2023 2023 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032Base BudgetSupplemental Requests Request Projection Projection Projection Projection Projection Projection ProjectionProjection ProjectionOpening Balance$30,461,471 $4,843,841 $35,305,312 $31,737,494 $31,584,704 $31,487,774 $30,138,444 $28,978,614 $27,838,964 $26,715,564 $25,625,894 $24,665,139Previously Stated Revenue Expectations$44,289,750 $0 $44,289,750 $45,443,960 $46,776,510 $48,275,150 $49,899,200 $51,582,240 $53,316,820 $55,113,290 $56,976,540 $58,903,400New Revenue in Spring Supplemental$0 $115,162 $115,162 $0 $0 $0 $0 $0 $0 $0 $0 $0Future Revenue Uncertainty$0 $0 $0 ($1,000,000) ($1,000,000) ($1,000,000) ($1,000,000) ($1,000,000) ($1,000,000) ($1,000,000) ($1,000,000) ($1,000,000)Proposed Share of New STR Tax (25% of 30% Share)$0 $0 $385,000 $686,000 $710,000 $740,000 $770,000 $800,000 $830,000 $860,000 $890,000 $930,000Total Income$44,289,750 $115,162 $44,789,912 $45,129,960 $46,486,510 $48,015,150 $49,669,200 $51,382,240 $53,146,820 $54,973,290 $56,866,540 $58,833,400Previously Stated Expenditure Expectations$42,701,500 $1,526,900 $44,228,400 $44,457,950 $45,729,740 $47,309,680 $48,738,930 $50,396,390 $52,109,120 $53,866,060 $55,594,395 $57,237,815New One‐Time Spring Supplementals$0 $3,677,320 $3,677,320 $0 $0 $0 $0 $0 $0 $0 $0 $0New On‐Going Spring Supplementals$0 $67,010 $67,010 $138,800 $143,700 $148,800 $154,100 $159,500 $165,100 $170,900 $176,900 $183,100New Repayment of Debt Service on Armory @ 4.5%$0 $0 $0 $0 $0 $1,166,000 $1,166,000 $1,166,000 $1,166,000 $1,166,000 $1,166,000 $1,166,000Proposed Env. Initiatives Spend of New STR Tax$0 $0 $385,000 $686,000 $710,000 $740,000 $770,000 $800,000 $830,000 $860,000 $890,000 $930,000Total Outflows$42,701,500 $5,271,230 $48,357,730 $45,282,750 $46,583,440 $49,364,480 $50,829,030 $52,521,890 $54,270,220 $56,062,960 $57,827,295 $59,516,915Targeted Reserve (At Least 25% of Uses)$10,675,375 $1,317,808 $12,089,433 $11,320,688 $11,645,860 $12,341,120 $12,707,258 $13,130,473 $13,567,555 $14,015,740 $14,456,824 $14,879,229Ending Balance$32,049,721 $31,737,494 $31,584,704 $31,487,774 $30,138,444 $28,978,614 $27,838,964 $26,715,564 $25,625,894 $24,665,139 $23,981,624Percentage of Reserve Target in Fund Balance300% 263% 279% 270% 244% 228% 212% 197% 183% 171% 161%
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MEMORANDUM
TO:Mayor Torre and Aspen City Council
FROM:Jen Phelan, Development Manager
THROUGH:Scott Miller, Public Works Direct or
MEETING DATE:February 06, 2023
RE:City facilities remodel and use plan -Armory
REQUEST OF COUNCIL:Staff is providing an
update on the Armory and is reques ting
confirma tion on proposed nex t steps for the
building.
SUMMARY AND BACKGROUND: At the
September 12, 2022,work session, City
Council discussed the sta t us of the Armory
building regarding its interim use,preferred
level of remodel,and funding options to
undertake the work.Council reques t ed s t aff
re t urn wit h upda t es after the November
elec tion to: 1)provide a sta t us upda t e on lease nego tiations wit h ACRA and any temporary or permanen t
needs the City has for the building, 2) see what ballot initiatives passed tha t may assis t in funding the
project, 3)review the feasibilit y of leasing more o f t he building, and 4)de termine a longer-term plan for
the building.Staff has the following informa tion for Council to consider.
ACRA and city staff space needs.City staff is currently negotiating with ACRA on lease conditions for office
space.The terms being discussed include the continued use of ACRA’s presen t location wit hin the Old
Powerhouse and anticipated relocation t o the ground floor of the Armory. Specifically, the City is looking
a t guaranteeing space for ACRA for up t o five years.
ACRA is presen tly estimating a need for approximately 3,200 sq. ft. of the total +/-5,500 sq. ft.of the
Armory ground floor. This proposal would include a welcome center and office space wit h intermittent
use of the basement meeting rooms.Discussion with t he USFS is ongoing, wit h their proposed foo t print
amounting to an additional 200 sq.ft..Subtracting +/-1,620 sq.ft.of common circulation on the ground
floor,ACRA’s and the USFS’space needs,there is 480 sq.ft.of unprogrammed space remaining on the
ground floor of the Armory.
The IT department has relocated from the ground to the second floor of the Armory. Additionally, the
former clerks office on the second floor is being used for record storage and scanning needs. Utility Billing
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is currently on the ground floor and will need t o reloca te prior to any move by ACRA. Temporary relocation
of both the Special Even t s and Asset Managemen t depart ment s will be necessary pending a remodel of
the Main Stree t cabin and the Old Powerhouse. Remodel of the Main Stree t cabin is anticipated to begin
in 2024 while work on t he Old Powerhouse is forecas ted with a similar timeline. It is es tima t ed that the
temporary relocations will be for about 12-18 months.
November ballot result s.The November ballot initiative on Short Term Rentals (STRs) was approved by
the elec t orate and it is estimated t hat the tax will genera te $8-9 million dollars annually.Council may
commit up to 30%of those funds towards environment al initiatives and capital main tenance and repair,
or about $2-3 million, which can free up some existing resources in the Asse t Management Plan Fund
being used for maintenance and repair effort s (roughly $800-$900K annually), but Council will need t o
weigh additional demands on t hose funds before any allocation decision is made to leverage these new
sources to support the Armory remodel effort. Outside of these new resources, the City has at leas t $12
million on hand in t he General Fund Reserve t hat could be prioritized t owards remodel of t he Armory,
with the balance of t he remodel cost being financed via debt issuance.
Long t erm planning for t he Armory.After mee ting with Council and confirming guiding principles for the
projec t (Exhibit A), staff solicited public input in the spring of 2022 and direction from City Council a t a
work session in May 2022. Feedback indicated a strong preference for t he building to function as a
community hub.Community outreach was undertakenusing a variety of techniques,including two online
questionnaires, an open house, and two focus group meetings to solicit communit y feedback.Staff heard
comments that the community needs a place to gather, t ha t the Armory should be t he heart of town, a
community living room with the ability t o ea t , experience entertainment, shop or just hang ou t . Top uses
for the building included: casual
dining,community center,multi-
purpose space, non-profit services,
and lower price point retail.
The range of remodel options
included a ‘Light Touch’1 to ‘The
Works’.2 The preferred ‘Somewhere
in the Middle’option provides a
ground floor addition to t he Armory
along the alley, wit h a full basement
underneath. The head heigh t of t he
new basemen t would match t hat of
the existing basemen t and allow for
1 ‘A light Touch’:This option would maintain the existing footprint, floors, and square footage while incorporating
improved ADA access (especially the second floor), an overhaul of building systems as needed such as electrical,
heating /cooling, and some repair and rest oration of the ext erior shell are included. $11 -$16 million.
2 ‘The Works’:This option is essentially a duplicate of ‘Somewhere in the Middle’, excep t for the basemen t. The
existing basement would be expanded along the perimet er to existing walls and the dep th would be increased
overall in the basement providing for greater floor to ceiling heights.$21.5 –$26.5 million.
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connectivit y. To increase head height on the ground floor of t he Armory and restore it closer to its original
form, the second story would be removed. All new systems would be installed in t he building.The remodel
is es timat ed at $18 -$23 million.
STAFF DISCUSSION:Staff would like to confirm next steps for the use and remodel of t he Armory wit h
City Council.Staff is anticipa ting a five-year timeline t o plan, design and fund the Armory remodel with
cons truc tion forecasted to be undert aken in 2028. Feedback is reques t ed in t he following areas:
Plan and design for a ‘Somewhere in t he Middle’ remodel.Based on t he public outreach and direc tion
from City Council, staff is anticipa ting furthering the programming and design of the remodel. Staff
will emphasize the need for the end produc t t o be an accessible community gathering space, providing
as much community access as possible. A program will need to be developed that does not duplica te
programming that is or will be available (for example, t he potential community space at the Old
Powerhouse)and provides for unme t needs of t he community. Additionally, s t aff will work on a design
that lands in the ‘Somewhere in t he Middle’wit h an estima ted cost of $18 –23 million. Staff is
requesting that Council confirm the preferred design concept is still ‘Somewhere in the Middle’.
Funding of the remodel.As
men tioned previously, the
City has a t least $12 million
on hand wit hin the General
Fund reserve to fund the
projec t and can look a t
taking on additional debt to
fund the balance. Staff
recognizes that City Council
has compe ting interests for
limited funds but is
requesting confirmation
that funding the remodel is
a Council priority. If funding
is a priority,staff can return later with a more concre te plan t o fund the remodel.Most responden ts
of the public outreach considered the Armory a high or somewha t high priorit y tha t should receive
additional funds if necessary.
In t erim Use of t he Armory.Besides the anticipated housing of ACRA, t he IT department,Utility billing
and the Clerks storage /scanning needs, City s t aff is anticipa ting temporary relocation of other
departments within the Armory during t he remodel of the Main Street cabin and the Old Powerhouse.
Most of the ground floor will be occupied by ACRA and t he second floor with t he city depart ments
just mentioned.This leaves the third floor for temporary relocation of Special Events and Asset
Managemen t while the Main Street cabin and Old Powerhouse are remodeled.Considering the need
to provide access control into and throughout the building, adding more pot ential users may not
justify the expenditure of funds prior t o any extensive remodel.Staff is seeking confirmation that the
ground floor, second and third floors will be maintained for ACRA or City use prior to a remodel of
the building.
Courtesy of Aspen Historical Society
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Page 4 of 5
Timeline of t he Remodel.St aff is looking at a five-year timeline to plan, design and fund the remodel
of t he Armory, with construction to begin in 2028.At t his point staff is estimating a two-year remodel
for the building (Table 1).The timeframe will allow for the programming,design,entitlemen t ,
permitting and funding of the project to be developed as well as any temporary landing space for City
departments affec ted by the remodel of both t he Main S treet cabin and t he Old Powerhouse.
Although this will take time to complete, a majority of responden ts t o the public ou treach said t o take
the time, if needed, for a more thorough renova tion.Staff is seeking confirmation that the proposed
timeline is supported by City Council.
Table 1: Redevelopmen t Timeline
RECOMMENDED ACTION:Staff requests confirmation /direction on the remodel concept,funding
component,interim use of the Armory and remodel timeline as noted above.
ATTACHMENTS:
Exhibit A –Armory Guiding Principles
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Exhibit A
Adopted ‘Guiding Principles’ for t he remodel and programming of the Armory.
The programming at the Armory should focus on unmet needs within t he communit y.
The uses wit hin the Armory should provide meaningful and affordable participa tion in programs
and offerings.
The remodel will respec t t he historic context and con tribute t o Aspen’s small-t own charac t er.
The building remodel will incorpora te sustainable systems showing a commitment to the
environment .
The Armory should be able to be used by a diverse range of people.
The operational structure of the Armory should limit t he public financial burden of opera ting
and maintaining the building.
The programming of the Armory should contribut e to a lively and diverse downtown.
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MEMORANDUM
TO: Mayor Torre and Aspen City Council
FROM: Rob Schober, Capital Asset Director, Jen Phelan, Development Manager, Evan
Pletcher, Project Manager
THROUGH: Scott Miller, Public Works Director and Tyler Christoff, Deputy Public Works
Director
MEETING DATE: June 5, 2023
RE: Main Street cabin, Armory and Old Powerhouse buildings: confirmation of City
Council direction
REQUEST OF COUNCIL: Staff is requesting direction from the City Council on the programming and
remodel timelines of the Main St. Cabin, Armory, and Old Powerhouse (OPH) buildings. Staff is also
seeking confirmation of previous Council direction and clarity with any change in direction desired. As part
of the discussion, ACRA will be presenting on its visitors and office space requests. Also included as part
of this memo is the ACRA Master Agreement 2023-2028 for reference (Exhibit A).
SUMMARY AND BACKGROUND: On February 22, 2022, City Council passed Resolution No. 23 (Series of
2022; attached as Exhibit B.) directing the city manager on reuse strategies for the Armory, Main Street
cabin and OPH. The resolution directed city staff to remodel the OPH as city offices, the Main St. cabin as
employee housing, and to anticipate the Armory housing “as much community use as possible and include
the Sister Cities Meeting Room, the primary ACRA visitor center, and primary ACRA office space” in the
building.
Both prior to and after the February Council meeting, staff have presented remodel plans to City Council
for these city assets. On June 20, 2022, the Asset Management department reviewed its work plan with
Council. The renovation plans for the Main St. cabin, Armory and Old Powerhouse were discussed with a
high-level schedule/order of operations to minimize the disruptions of multiple moves for City
Departments and ACRA.
Courtesy of the Aspen Historical Society
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SocietyMain Street cabin: At the September 13, 2022,
work session, City Council directed the Asset
Management department to move forward plans of
converting the Main Street cabin into employee housing.
Currently, the cabin is home to two city departments and
is proposed to be remodeled, using the current building
footprint, into a duplex. Staff had worked with an
architect to review the feasibility of redeveloping up to a
triplex on the site and provided a market value of the
property to City Council. Council determined that a triplex
would include a greater level of investment in both time
and money for the property and that a duplex, that
maximizes bedroom count was the preferred direction for
this project.
With an overall budget of $2.1 million, staff has contracted with a number of consultants to move this
project towards building permit. Staff has hired an architect, a surveyor, civil, structural, and mechanical
engineers for this project. In addition, staff has also reached out to a contractor to develop high level cost
estimating of the project to ensure final design scope is compatible with the existing budget. A land use
application for the historically designated property has been submitted to the Community Development
department with a public hearing on the land use application to be scheduled in the near future.
Armory: Staff has met with City Council for
over a year (2.7.22, 2.22.22, 4.12.22,
5.16.22, 9.12.22, and 2.6.23) to discuss the
history of the building (Exhibit C), staff
initiated public outreach for the Armory,
results of the outreach, design direction, and
remodel timeline for the building. After a
public engagement initiative was
undertaken, a check-in with City Council on
May 16, 2022, was completed. Staff
discussed the remodel and reuse of the
Armory in light of the community feedback
and included several remodel options that looked at maintaining or changing the existing square footage
of the building (currently +/- 19,000 sq. ft. on four levels) and the footprint/levels of the building.
During the May work session, high-level cost estimates were provided for each option. The remodel
options ranged from a ‘Fluff and Buff’ of $7.5 million that included new carpet and paint, as well as some
basic mechanical upkeep, to the ‘The Works’ option that was estimated with a top end cost of $26.5
million and included increasing the head height and size of the basement, reworking the entire interior of
the building, and constructing an addition along the alley. City Council preferred a ‘Somewhere in the
Middle’ approach, estimated to be in the range of $18 - $23 million, more than the $7.5 million budget
allocation for the life of the project. City staff also summarized the outreach results undertaken with the
community and the broad themes that were identified. Overall, participants indicated a preference for
community use of the Armory with top uses identified as: casual dining, community center, multi-purpose
space, non-profit services, and lower price point retail.
Figure 1: Main Street cabin
Figure 2: Armory
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Page 3 of 5
On February 6, 2023, another work session was held with City Council to discuss the Old Powerhouse and
the Armory. An overview of the status and anticipated remodel of the Armory was presented. Staff provided
background on the public outreach, high level design work, interim programming and budgetary items related
to the building and discussed at previous work sessions in May and September. An update was provided on:
the current lease negotiations with ACRA, the permanent and temporary space needs for certain city
departments, constraints surrounding additional interim leasing of the Armory, the November ballot results
and potential funding streams for a remodel, and a proposed level of remodel and construction timeline for
the building.
For the Armory, staff was directed to proceed with a ‘Somewhere in the Middle’ remodel approach,
estimated at $18-23 million. The next step was to move forward with developing funding options and
explore the potential for outside funding sources. Council recognized interim space needs of ACRA and
city staff, as well as the need to plan, design and entitle the project. With the interim needs, a five-year
timeline to start construction was proposed (2028). Council did indicate to staff that they preferred a
shorter timeline to start construction associated with the remodel.
Old Powerhouse: Upon completion of City
Hall, the conversation about the future use of
the OPH and Armory was revisited. Council
initially directed staff to take steps necessary
to perform a comprehensive remodel of the
OPH for office use that was in line with the
City’s Facility Master Plan (FMP). That plan
anticipated the building to be used as city
offices. Besides office use, Council direction
included a focus on preservation of the
building’s historic nature, sustainability, and
exploring options for potential activation of
the lawn space for public use.
Resolutions No. 95 and 97 (series of 2022) were approved by Council in August of 2022 to fund the design
team through Schematic Design, and to provide Owner’s Representation and Program Management
through permit submittal.
In 2022, based on internal dialogue, staff evaluated whether the facility could house a public meeting
space in addition to office space. Staff confirmed office and storage requirements can be met, and the
existing downstairs, currently leased to ACRA, could serve as a public gathering area.
At the February 6, 2023 work session, Council was presented with two programming options for the OPH:
A public/office space option, and an all-office space option. At this meeting Council chose to pursue the
all-office space option for the facility. Since receiving programming direction, staff has proceeded through
initial design and conceptual agreements and developed a comprehensive design that meets current
needs and provides a long-term usable space with flexibility as the city’s needs change. Staff intend to
present design and estimating agreements to City council for review and approval within the next month.
DISCUSSION: Staff would like to confirm with City Council its desire to move forward with the Main Street
cabin housing project, the Armory, and the Old Powerhouse considering the programming, remodel scope
and timelines that have been previously discussed. The following is a summary of the general schedule
Figure 3: OPH
15
Page 4 of 5
and programming considerations for the buildings and how the remodel timelines identify a critical path
for the redevelopment of the buildings.
Main Street cabin. Staff is currently expecting a public hearing date before the Historic Preservation
Commission mid-July. Consultants are progressing the design so that the project will be ready for building
permit application once entitlements are gained and a high-level cost estimate is complete, with staff
targeting August. It’s difficult to estimate the timeline for issuance of a building permit, but staff is
expecting a minimum of 6 months or first quarter 2024. In that time, an RFP for contractor services will
be undertaken and relocation of existing city departments within the building will need to be finalized.
Staff is estimating approximately a year for the extensive remodel with a Certificate of Occupancy
expected to be issued first quarter 2025.
Armory. Based upon project constraints and the necessary steps required to execute a large remodel of a
public facility in the downtown core, staff had anticipated a five-year timeline to plan, design and fund
the remodel of the Armory, with construction to begin in 2028. At this point staff is estimating a two-year
remodel for the building (Table 1). The timeframe will allow for the programming, design, entitlement,
permitting and funding of the project to be developed as well as any temporary landing space for city
departments affected by the remodel of both the Main Street cabin and the Old Powerhouse. Although
this will take time to complete, a majority of respondents to the public outreach said to take the time, if
needed, for a more thorough renovation. It should be noted staff did hear Council’s previous desire to
speed up the process and could certainly explore opportunities to compress the development timeline.
Table 1: Armory timeline (from February 6, 2023, work session) with compressed timeline
Old Powerhouse. Staff anticipates completing schematic design in mid-June of 2023. The design team will
further develop the design documents for construction while waiting for land use approval. The team
intends to have Construction Documents prepared and to submit for a building permit in mid-November
2023, with a goal of beginning construction in May of 2024. As with the Armory, should Council express
a desire to compress this timeline staff is willing and able to explore opportunities to get the project
started earlier.
16
Page 5 of 5
Table 2: OPH timeline
Critical Path Considerations. Currently, the three buildings house different city departments: Special
Events and Transportation are in the Main St. cabin, IT and Utility billing are in the Armory, and the Asset
department (as well as ACRA) are in the OPH. Depending on the redevelopment order and final landing
places of city departments, a proposed remodel order has been developed considering the individual
timelines necessary for the remodels, minimizing the number of relocations city department experiences,
as well as any city obligations associated with ACRA.
RECOMMENDATION: Staff requests a re-confirmation of the redevelopment direction for the Main Street
cabin, the Armory and the Old Powerhouse.
EXHIBITS:
Attachment A: ACRA Master Agreement 2023-2028
Attachment B: Resolution No. 23 (Series of 2022)
Attachment C: History of Armory Hall paper
17
RESOLUTION NO. 023
SERIES OF 2022
A RESOLUTION OF THE CITY OF ASPEN CITY COUNCIL DIRECTING THE
CITY MANAGER REGARDING THE STRATEGIES ASSOCIATED WITH THE
REMODEL AND REUSE PLAN FOR THE ARMORY(130 S. GALENA ST.),
OLD POWER HOUSE (490 N. MILL ST.),AND THE MAIN STREET CABIN
630 W. MAIN ST.)
WHEREAS, the former city hall (AKA the Armory) is newly vacant due to the
construction of a new city hall, the Old Power House (OPH) currently accommodates the
Capital Asset department and Aspen Chamber Resort Association (ACRA), and the Main
Street cabin houses the Special Events and Transportation departments; and,
WHEREAS,the city is considering options for the future remodel and reuse of all
three buildings; and,
WHEREAS, City Council reviewed the conceptual programming of the OPH and
Armory in work session on August 2, 2021, indicating that city staff offices should be
removed from the Armory and Main Street cabin,the offices concentrated in the OPH, and
that the Main Street cabin should be a residential use to support city operations; and,
WHEREAS, a remodel and reuse plan for the Armory and the OPH was presented
by city staff to the City Council at a work session on February 7,2022,that outlined suggested
initial programming for each building and a public engagement process and timeline to gather
community feedback; and,
WHEREAS,city staff seeks direction on the strategies and principles to be used guide
the remodel and reuse process for the Armory; and,
WHEREAS, this Resolution confirms direction provided to the City Manager for
advancing the remodel and reuse plans for the Armory, OPH,and Main Street cabin.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF ASPEN AS FOLLOWS:
Section 1: Confirmation of Requested Council Direction:
The initial strategies to advance the remodel and reuse plan are:
1. City staff will progress the remodel and reuse plan anticipating that the OPH will house
city departments and the Main Street cabin will become city-employee housing.
2. City staff will evaluate how the OPH may support outdoor programming of lawn space
adjacent to the Roaring Fork River and contain historic interpretation elements.
Resolution 023-2022
City Buildings Reuse Plan
Policy Resolution
Page 1 of 2
18
3. City staff will progress the remodel and reuse plan for the Armory anticipating that the
Armory will house as much community use as possible and include the Sister Cities
Community Meeting Room,the primary ACRA visitor center,and primary ACRA office
space.
4. Staff will conduct an efficient public engagement process as identified in the Council work
session of February 7, 2022, with the anticipated completion being at the end of April
2022,to identify the potential community uses for the Armory.
5. The following guiding principles will frame the outreach,community discussion,and the
staff recommendations to City Council:
A. The remodel will respect the historic context and contribute to Aspen's small-
town character.
B. The building remodel will incorporate sustainable systems showing a
commitment to the environment.
C. The Armory should be able to be used by a diverse range of people.
D. The uses within the Armory should provide meaningful and affordable
participation in programs and offerings.
E. The operational structure of the Armory should limit the public financial burden
of operating and maintaining the building.
F. The programming of the Armory should contribute to a lively and diverse
downtown.
G. The programming of the Armory should focus on unmet needs within the
community.
These principles will be used as a basis for the research, community engagement, and
work product by city staff.
FINALLY,adopted this 22nd day of February 2022.
Torre, Mayor
ATTEST: APPROVED AS TO FORM:
lak&J"—q 7,-a-
Nicole Henning, City erk es R True,City Attorney
Resolution 023-2022
City Buildings Reuse Plan
Policy Resolution
Page 2 of 2
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31
ADDENDUM TO
CITY OF ASPEN AND ACRA
TOURISM PROMOTION FUND AGREEMENT
DATED JANUARY 1, 2023
THIS ADDENDUM is effective this 23rd day of May 2023, by and between the CITY OF ASPEN (the
concerns the following:
AGREEMENT
In consideration of the mutual covenants herein contained and other good and valuable
consideration, the receipt and sufficiency of which are hereby mutually acknowledged, the parties agree
as follows:
1. Exhibit B, paragraph H, of the CITY OF ASPEN AND ACRA TOURISM PROMOTION FUND
AGREEMENT DATED JANUARY 1, 2023, shall be amended to read as follows:
H. Completion of the Final Lease. ACRA and the City agree to work in good faith to finalize the
lease for 130 S. Galena Street by August 31, 2023, incorporating these terms.
2. All other terms of the Agreement dated January 1, 2023, not amended or otherwise
inconsistent with the terms of this Addendum shall remain in full force and effect.
3. This document may be executed in counterpart original copies, with the original
signatures on separate pages to be collated together on one original form of the agreement.
CITY OF ASPEN, a municipal corporation
Attest: __________________________________
_____________________________ By: Sara G. Ott
City Clerk
ASPEN CHAMBER RESORT ASSOCIATION
Attest: ___________________________________
By: Debbie Braun, President
_____________________________
Secretary
32
The History of the Aspen Armory
33
Cover: Galena Street, 1958, Courtesy of the Aspen Historical Society
Report Prepared by: Suzannah Reid, Reid Architects, inc. March 2022
34
page 1 of 19
The Aspen Armory building opened in 1892
at the height of Aspen’s silver boom. The
construction was preceded by the nearby
Pitkin County Courthouse (1891), the
Wheeler Opera House (1889) and the Hotel
Jerome (1889). By 1892 Aspen was a city
of 5,000, (some say 10,000) with many
substantial brick and wood frame buildings
occupying its core area and the surrounding
blocks of homes ranging from simple
miner’s cottages to elaborate Victorian style
mansions. The town boasted several large
hotels, a large hospital, substantial churches,
daily and weekly newspapers and a variety
of entertainment ranging from saloons to
numerous social activities, all powered by
two electric power plants. That prosperity,
however, would not last.
The Growth of Aspen
Mining in earnest began in 1880 and the town
quickly grew to the familiar street grid of today.
With the arrival of the railroad in 1885, Aspen saw
the shift from a rough tent city of miners to a more
diverse economy of shops, hotels, churches, and
businesses that brought families and travelers to
the town. An informative list of ‘items’ appeared
in the Aspen Daily Times on April 28, 1885; it
boasted 5,500 souls with 1,500 men hankering for
wives and one “marriageable old maid” along with
31 lawyers, 26 saloons, one jail and two brass bands.
The list also included 400 school children, at least
5 fraternal lodges and 1,000 executives, “such as
colonels, captains, judges, senators, cashiers… 1
1 Aspen Daily Times; April 8, 1885
1963.044.0049 Print, Photographic
One 4" x 6" b/w glossy photograph of the old Armory Hall on the corner of E. Hopkins
and S. Galena Streets from 1939.
Caption
Copyrights Aspen Historical SocietyThe History of the Aspen Armory
1937 2022
Aspen in 1893Photo courtesy of the Aspen Historical Society35
page 2 of 19
As civic social life grew the need for community
spaces grew as well. The Rink Opera house located
on the corner of Cooper and Monarch (now Wagner
Park) provided space for roller skating, social dances,
meetings, and galas held by the many fraternal orders
that were organized in town. In 1889, the Wheeler
Opera House opened and brought traveling troupes
to perform plays and musicals on the stage.
In 1886 the Rocky Mountain Sun reported a
local meeting of the Grand Army of the Republic
(G.A.R.), a Civil War Veterans group, to register new
members and establish a fife and drum corps. It’s
reported that 50 members were registered. Other
benevolent societies such as, The Independent Order
of Odd Fellows, The Knights of Pythias, and the
Masons, all had Aspen chapters. These organizations
provided social interaction and provided financial
support for their members, their families and other
community causes.
In 1889 the “battalion armory” housed in the old
Washington House on Hopkins Ave, was found
wanting and calls began for a new Armory that could
adequately house the local militia:
“The need of such a building as the
armory promises to be was suggested by
the members of the military company
who are cramped for floor space for
drilling purposes, and having no
suitable apartments for their uniforms.
The proposed new structure will be
built with these features in view, and
made as near perfect in appointment as
possible.”2
The Armory
In the late 1880s many communities organized
local militias of citizen soldiers. After the end of the
Civil War in 1865, there was a sense that civil unrest
could continue. There was no centralized national
army, individual states organized militias for civil
defense. In Colorado, this included defense against
2 Aspen Daily Chronicle, October 2, 1891
Ute uprisings and miner’s strikes. When early
miners came over Independence Pass in 1879, the
Roaring Fork Valley was still part of the Ute Indian
Reservation that then stretched from the Continental
Divide into present day Utah. Some skirmishes
discouraged early settlement, but the tide shifted
quickly after the 1879 Meeker Massacre, with the
final removal of the Ute tribes in 1881.
Armory buildings were a normal part of civic life in
towns across the country and provided large spaces
for militias to muster, train and store uniforms and
weapons. The buildings often took on the style of
fortresses, Aspen’s modest brick armory was much
more suited to the civic character of the growing
town and reflected the mostly ceremonial role of the
local militia.
In 1891 the Aspen Armory Company was formed.
Bonds were sold to generate funds for the land and
the new building. Stella Hooper sold the south 66
feet of lots K, L & M Block 93 to the Aspen Armory
Company, whose chairman at the time was her
husband J. D. Hooper. (The north 34 feet would not
be acquired until 1906.)
sketch of the likely main floor plan based on description
see page 11 for more historic building layout details
main hall
“drill room”
mezzanine/banquet space above the entry
balcony
stair to upper level36
page 3 of 19
1963.044.0050 Print, Photographic
One 8" x 10" b/w photograph of the Armory Hall, circa 1910. James H. Adams is in
the foreground. A note on the back reads: "Claude Priday's description of 'Armory
Hall' snapshot he gave Delbert Gerbaz. 'My father standing in front. My! the good
times we had in this old hall. We saw many exciting basketball games there. My
father coached the girls team and they were unexcelled any place. After the games
were over, the high school students danced and I skirted around the edge of the
dance floor and had a wonderful time. There was always an old lady waiting
outside with a steam wagon with home made hot tamales, and father always bought
some for us.'".
Caption
Copyrights Aspen Historical Society
“It may be predicted with the utmost
confidence that the proposed new Ar-
mory building will be built in the very
near future. The Aspen Armory Hall
company has purchased two lots on the
southeast corner of Hopkins and Galena
paying there for $5,000. The building
will cost about $10,000 making the
capital stock of the company $15,000,
the greater part of which has already been
placed.”3
Another article goes on to describe the interior:
“The building will be of brick and
two stories high. The ground floor
will be used for Armory purposes
exclusively. Double doors in the
center will admit to a wide hallway
on the right of which is a toilet
room for gentlemen and on a left
similar room for ladies. At the end
of the hallway is a door leading
to the Armory proper, which has
a clear floor space of 60 by 80
feet. At the end of this room and
adjoining the toilet rooms are
the lockers for the regalia of the
military company. A balcony will
be erected immediately over this
commanding a fine view of the drill
room.”4
The building was also designed to provide space
for the various benevolent orders to meet and hold
parties, the article goes on to describe the dedicated
lodge space as follows.
“The second floor will be reached from
an outside entrance to the right of the
main one, and will be fitted up for lodge
purposes. The main hall will have a clear
space of 28 by 50 feet. Off from this
room in front and in the front, will be 2
ante-rooms, back of which will be a large
3 Rocky Mountain Sun, October 3, 1891
4 Rocky Mountain Sun, October 3, 1891
room built for a banquet purposes. In
addition to these rooms six closets will
be provided for the reception of lodge
paraphernalia. The building will be an
ornament to the city and serve many
useful purposes.” 5
The Armory opened on January 20th, 1892, with a
ball given by Company C, of the Colorado National
Guard “…and will far eclipse anything in that line
given in Aspen this season. An elegant supper will be
furnished in the banquet hall and no pains nor expense
will be spared to make the event a highly
enjoyable one.” 6
In Aspen, the duties of Company C seem to have
been primarily ceremonial. The members were
called to dress in uniform for local parades and state
assemblies. The activities of the local Company
received little press, beyond Memorial Day
remembrances.
Alternately, after its opening the second floor of
the Armory seems to have been in constant use.
Professor G. A. Godat, who had previously held
dance classes and social dances at the Rink Opera
House, moved his twice weekly Dance Academy to
5 Rocky Mountain Sun, October 3, 1891
6 Aspen Daily Times, January 14, 1892
The Armory circa 1910 Photo courtesy of the Aspen Historical Society37
page 4 of 19
the Armory. The Ide & Kennington Orchestra
provided music for the popular social dances and
the various Lodges held weekly meetings and
frequent galas to raise funds.
“Twenty Balls and Socials at Armory
Held in December 1892”
“What do you think of that, gentle
reader? Twenty dances, and all of them
well attended, in one short month at
one hall, and they say that the Aspen
boys and girls can’t “git up and git.”
Ide & Kennington furnished the
music and prompting for most of the
entertainments above mentioned, and
everybody appreciates their endeavors to
please the dance loving public.”7
In 1892, Aspen newspapers recorded endless
notices of daily events to come, and recaps of
enjoyable evenings spent at the Armory. In
1893, however life in Aspen would change
forever.
The Silver Crash
The wealth of all Colorado’s silver mining towns
relied heavily on the actions of the Federal
Government. Silver mining walked a fine line
between profitability and ruin. The 1878 Bland-
Allison Act required the US government to purchase
significant amounts of silver, which sparked the
beginning of the silver boom. Quickly, vast
quantities of silver flooded the market resulting in
lower prices for the ore. At the same time, extraction
was becoming more expensive, reducing the potential
for profits. In 1890, Sherman Silver Purchase Act
doubled the amount of silver the US government
was required to buy. This act made mineral
extraction a profitable business once again, adding
to Aspen’s already booming economy. This Act also
led to extreme abuses of the monetary system and in
1893 it was repealed. The guarantees of a market for
silver vanished and prices plummeted. Mining, for
7 Aspen Daily Times, January 1, 1893
the most part, came to an abrupt halt. Though some
ore was still being brought to market, bankruptcy
notices filled the newspapers, and the population
began to decline. Aspen’s social life continued at
a slower pace and a new annual event “the Hard
Times Ball” appeared for the first time in February of
1893, by 1895, guests were encouraged to “wear old
clothes.” The lodge meetings continued on a weekly
basis and the orchestra played several times a month,
for dance instruction and social dancing.
One highlight of 1893 was the arrival of the Silver
Queen. The sculpture was created for display at
the Chicago World’s Fair that year. The sculpture
arrived in Aspen in March of 1893, she traveled in
five full wagon loads from the Rio Grande Depot to
the Armory and was displayed, in part to raise funds
for the sculpture itself. Admission was $1.00 for
adults and $.50 for children. The statue reportedly
filled the Armory Hall to dramatic effect. She never
returned to Aspen.
Dancing at the Armory in 1949, the room is little changed since its
construction in 1892 Photo courtesy of the Aspen Historical Society38
page 5 of 19
In 1894, The Colorado National Guard issued orders
to begin recruiting to bring the local company back
to its full compliment. Officers were available at the
Armory to sign up new members, “The company now
only numbers about twenty five men and it will take
over fifty volunteers to fill the company.”8
No new marching orders were issued, but the article
alludes to a possible motivation:
“There ought to be no trouble in raising
the required number of recruits here in
Aspen. Governor Waite, as commander-
in-chief of the state militia, may not
order out the guard, but in his fight
with the corrupt political gang down
at Denver he has the sympathy of the
people of Aspen. If he needs help to
enforce the law against this lawless
element Aspen people will undoubtedly
respond.”9
8 Aspen Daily Times, April 5, 1894
9 Aspen Daily Times, April 5, 1894
In 1895, indoor baseball was added to the list of
Armory events, which still numbered in the hundreds
for that year. In September of 1896 the Aspen
Armory Hall Company declared bankruptcy and
the property was sold to a small group of citizens,
including Stella Hooper, who had initially sold the
property to the Armory. The group paid $2,500 to
the Public Trustee for the property.
The Fraternal Hall
Lodge meetings, dances and other events continued
to be held in the building. The main Armory floor
was now available for use by the public, allowing for
the inclusion of indoor baseball and basketball games
to take place. The school began holding classes in the
Armory though one report in April of 1897 called the
conditions at the building into question.
“There has been considerable complaint
of late regarding the bad sanitary
condition of Armory Hall, where the
High school pupils assemble during the
school hours everyday. A complaint was
made recently by a parent of one of those
pupils to the Board of Health.
It is understood that the board will
investigate the matter and if the charge is
sustained prompt measures will be taken
to remedy the matter during the time the
scholars are on vacation.”10
Most of the cultural venues in Aspen fell into
disrepair as their use dwindled. In the years following
the silver crash the Armory, the Hotel Jerome and
the Wheeler Opera House limped along but could
not support the costs of maintenance. It’s not clear
why the two large schools could no longer serve the
community, but it’s likely that there was little money
for upkeep and the small number of students could
be redistributed around the town.
Aspen’s population dropped to 3,000 by 1900 and
in 1905 the City finally condemned the Armory
building, citing unsafe conditions. A notice in the
10 The Aspen Daily Times, April 13, 1897
1963.022.0011 Print, Photographic
Caption B/w photograph of the Silver Queen Statue. This was
Aspen's contribution to the Chicago World's Fair in 1893.
The statue stood near the Coal King in the Pueblo Mineral
Palace disappearing after/during WWI and the war effort to
recycle minerals. It was suppose to be displayed in
Denver, but never made it there. The image appears to be
printed on a page from a magazine. On the back is a list of
names for the Annual Board, 1920.
Copyrights Aspen Historical Society
The Silver Queen on display in 1893, (not taken at the Armory)Photo courtesy of the Aspen Historical Society39
page 6 of 19
March 13, 1905 Aspen Democrat states the
following:
“Notice is hereby given that the
building known as tho Armory Hall
in the city of Aspen, is considered to
be unsafe and has been declared to be
a public nuisance by the City Council
and ordered abated as such, and that
no public gathering will be permitted
in said building. By order of the City
Council of the City of Aspen.”11
The building’s owners, unwilling to make
the repairs let the building go. The building
was on the verge of being torn down, but
fortunately, the Lodges still saw value in
it and six Lodges organized the Fraternal Hall
Association. They bought the building, added a
heating plant, and made the needed repairs. In
1906, the Aspen Democrat described the changes:
“The hall upstairs will be reduced
in length leaving space sufficient for
a banquet hall on the west end. The
old balcony will be taken out. The
partition between the balcony and the
old banquet room will he removed and
graduated seats, similar to those in the
opera house, will be put in, which will
afford ample room for those who do not
care to take part in the festivities in the
hall below. A porch similar to that at
the Hotel Jerome will be built over the
entrance in such a manner as to make it
a band stand in case of need. The roof
on the north and south sides will be
extended eight feet, which will protect
the walls.
The two lots on the north of the
building have been secured by the
association, on which it is proposed to
erect a building in which the heating
plant will be installed. The acquisition
of these lots will also permit the erection
11 Aspen Democrat, March 14, 1905
of a suitable stairway on the outside of
the building. Bids have been advertised
for and as soon as possible the work of
reconstructing the building will be taken
up and pushed with the utmost vigor.
When the work is completed, Aspen
will have the finest lodge room, banquet
room and dancing floor on the Western
slope.”12
The project was capitalized at $6,000 and the newly
renovated Hall opened with a dance on October
25, 1906. That same year saw the introduction of
moving pictures to Aspen at the Armory Hall, with
dancing afterwards. By 1910 Aspen’s population had
fallen to 1,800, dancing and basketball continued
to fill the armory on a weekly basis. In 1912 the
Wheeler Opera House was gutted by fire and
condemned. By 1919 only a handful of events at the
Armory were noticed in the papers. The population
of Aspen dropped to 1,200 in 1920 and the Hall
seems to have been little used until 1923 when
Christmas and New Year’s Balls were held. The
second half of the 1920s saw a steady number of
12 Aspen Democrat, June 30, 1906
1963.044.0049 Print, Photographic
One 4" x 6" b/w glossy photograph of the old Armory Hall on the corner of E. Hopkins
and S. Galena Streets from 1939.
Caption
Copyrights Aspen Historical Society
This photo is dated 1939, it shows the improvements described in the
1906 article. The entrance canopy and the extended roof on the south
side. Not all of the work was completed, the roof was not extended on the
north and based on photos, the balcony remained, at least in part.Photo courtesy of the Aspen Historical Society40
page 7 of 19
events, which again declined into the 1940s, based on
newspaper notices.
The Quiet Years saw a decline in many of Aspen’s
historic buildings, with no funding to maintain
public spaces, and few buildings with heat, young
people seem to have preserved the Armory’s social
life. Dances, basketball, and roller-skating were
among the various activities, along with annual Eagles
and Elks galas.
In 1944, with little fanfare, the building was
renovated for the arrival of some City offices on the
upper level.
“The armory building which is being
reconditioned and will be used as the
City Hall in the near future. It was
pointed out that this building is centrally
located, partially heated at the present
time and will be better heated with a
stoker for the furnace is installed, and
has adequate room for a variety of
activities.”13
Aspen City Hall
The Armory was not Aspen’s first City Hall. The
original City Hall was located on Durant St, near
the corner of S. Mill St. It housed a Fire Station
as well as the City Offices. The building was most
likely started in 1885, rebuilt in brick by 1890 and
converted to a new use in the 1940s, before being
demolished.
The City rented space in the Cowenhoven Block
in 1942, before signing a long-term lease on the
Armory. The police and fire occupied the building
in 1949, though City offices were located then at
221 E. Main. Shortly thereafter City offices began to
occupy the upstairs of the building, leaving the main
hall available for dances, roller skating and basketball.
As Aspen began to grow into its new role as a ski
town, the City began to expand into the building. In
1952 an addition was built on the north side of the
13 Aspen Daily Times, November 16, 1944
1963.012.0016 Print, Photographic
Caption One b/w photograph of the City Hall and Fire Department
building. It appears to be decorated for the Fourth of
July, and there are three hose carts in the lower openings
of the building, with people by each one. 1892.
Copyrights Aspen Historical Society
Aspen City Hall and Fire Department c. 1892. Located near the
corner of Durant and S Mill.
building to house the city truck and a maintainer.
The headlines on the front page of the Aspen
Daily Times on June 9, 1955, foretold the Aspen
of the next century. On that page was an article
outlining the theme and speakers of the 5th annual
International Design Conference, the City and the
County meeting to enact zoning regulations, the
activities of the Chamber of Commerce, and the
summer chair lift hours. Included in that news was
an article describing the dismal condition of the
Armory Building and the debate over preservation or
demolition.
“Plans were unveiled Monday night to
the City Council for immediate and
long-range remodeling of the Armory
building, present home of the Council
Chambers, police department, and the Photo courtesy of the Aspen Historical Society41
page 8 of 19
only sizable public dance floor. Robert
Roy, consulting architect, detailed with
the job of investigating remodeling
possibilities, presented sketches that
would immediately beautify and
modernize the first floor and facade.”14
The article goes on to describe an enlarged council
chambers, offices for the Chamber of Commerce,
municipal offices on the expanded mezzanine, new
bathroom facilities, a recreation center and the
County Library. Estimated at $4,000 to $5,000,
the plans were shelved for further discussion on
financing and public reaction.
One letter to the editor responded:
“… It is indeed badly in need of repair
because nobody gave a tinkers d... to
plug the holes in the roof and stop the
leaks. The rain and snow water broke
through all the floors and roared in big
splashes into the hall on the first floor.
But for that, one cannot blame the
building.”15
The writer goes on to question the sense of selling
off the Armory for brick and having no building to
replace it.
It would take another year before plans were finalized
for a partial remodel of the building to better suit
the City’s needs. In 1956, the building was still
technically owned by the Aspen Armory Association,
an offshoot of the Fraternal Hall Association. By this
time, the Association was bankrupt and the building
was set for public sale.
In the meantime, no decisions had been made as
to the future of the City at the Armory. One small
item in the April 26, 1956 Aspen Daily Times
suggested that the Music Associates of Aspen might
buy the building and remodel at a cost of $40,000
providing offices and practice rooms on two upper
levels, providing the ground floor for the Chamber
of Commerce.
14 Aspen Daily Times, June 9, 1955
15 Aspen Daily Times, July 21, 1955
A few months later the City took quiet title to the
building and settled on a smaller remodel to allow
for increased use of the interior with some changes to
the exterior.
The City did not take on a comprehensive remodel,
just added an office for the new City Electric Utility,
repaired the roof, reworked the entry, and enlarged
the windows on the west side. The total project cost
was estimated at $3,000 (not including the roof)
Rob Roy, the architect, provided the design drawings
for no cost. The work began in 1957 without a
building permit, which was in violation of current
regulations. “During its Monday meeting the
Council discussed possible punishment it could mete
itself for disregarding its own laws.” 16
In January of 1959, the city announced another
remodel to the interior of the building. This
remodel was focused on the (original) second floor,
adding offices for the building inspector, the electric
department, and a new council chamber. Part of the
downstairs was converted to the police department,
treasurer, and city clerk’s office. The total cost was
reported to be $4,000.
City offices still only occupied part of the building,
the large central hall was still used for the occasional
dance or charity event, though residents were also
allowed to store furniture and other items in that
space. A room on the (original) second floor was
fixed up for the American Legion’s use in 1960, and
Stuart Mace requested that the main hall be leased
to a TV film production company for the summer,
encouraging them to film locally.
The Aspen Historical Society carved a small area
out of the main hall on the ground floor in 1963
for its first museum space. A display of photos
collected from Aspen locals was the first exhibit. The
Society hosted an event to discuss the possibility of
establishing a museum and the broader issues of the
preservation of “old buildings.”
Building conditions continued to be a challenge
as the warren of offices and makeshift spaces kept
16 Aspen Daily Times, January 10, 1957
42
page 9 of 19
changing and expanding. Several organizations vied
for the unused spaces in the building. In 1962,
Architect Rob Roy informed the Council that an
engineering study would be required if a youth center
and convention space were to be created out of the
garage. (located on the north side of the building).
This assessment may have expedited the removal of
the garage and exterior stair to the upper floor.
The 1960s saw the transition of the Armory from
a mixed-use community space to city offices.
Sometime between 1964 and 1970, the mezzanine
level was infilled to create a new second floor. The
third floor fell into disuse and the garage and
access stair on the north side of the building were
demolished.
1964 saw significant changes to Aspen and set the
stage for much of what is familiar today. The high
school purchased property on Maroon Creek Road
and began fundraising for its new facility. The
Music Associates of Aspen began fundraising for
A view of the southeast balcony dated 1963, with new construction
tucked under the overhang.
their new Aspen campus and chose the site on Castle
Creek Road for their home. The County purchased
property on Main Street for the Public Library, and
the Highland Bavarian property, which occupied
most of upper Castle Creek was sold at public
auction.
During this time, the City was involved in large scale
utility projects, improving water and sewer service, as
well as paving streets and collecting trash. The City
was working on a master planning project and it may
be that these projects left little money or energy for
improving conditions at the Armory.
In 1965, the police department occupied a large
part of the main level with an entry door from the
Hopkins Street side. The clerk’s office and other
public services occupied the remainder of the main
floor. The council chambers and other offices filled
the new second floor. The third floor remained
unused.
In 1974 the Armory was listed on the National
Register of Historic Places but continued to be an ad
hoc arrangement of offices meeting rooms.
In 1976 a set of plans created by Collins Engineering
envisioned a complete overhaul of the building’s
interior. It featured a central atrium, just inside the
main entry, extending to the third floor with a large
central skylight. The plans included a new basement,
a second and third floor of offices, an elevator and a Photo courtesy of the City of AspenFirst floor remodel plan in 1976
43
page 10 of 19
central stairway connecting all four levels. This plan
was never implemented.
The City did expand into the vacant third
floor sometime after 1970, perhaps as a partial
implementation of the 1976 plan. The alley side
entrance canopy and windows on the second-floor
east side may have also been installed as part of the
1976 plan. At this point the floors were internally
connected and all remnants of the original character
of the interior were gone.
A constant stream of changes large and small took
place almost every year from 1970 forward. The
distribution of offices changed constantly but no
comprehensive remodel of the building ever took
place.
In the 1980s the elevator was added to service the
building providing access to the council chambers
and Municipal Court on the second floor and
planning/building offices on the third floor.
In 1994, Gibson Reno Architects was hired to
design a plan to create the basement space for a new
council chamber and second meeting room, with
both elevator and stair access. This project dug out
the existing shallow dirt crawl space, restructured
the main floor and created the large well with
basement level windows and an exterior stair on
the east side of the building. The project also made
significant repairs to the exterior masonry walls and
windows. The Hopkins Street façade with its variety
of openings, was made more uniform with a series
of double hung windows running the length of the
wall.
By 2000, the city had outgrown its space at the
Armory and began to place departments in other
buildings around town, eventually leading to the
construction of the new City Hall, completed in
2022. Once again leaving the Armory building to be
reborn.
The Armory building has evolved as Aspen has
evolved. Its history is much more about Aspen’s
social history than it is one of military function.
For the first 58 years it was at the center of social
life in the community. For the next 72 years it
has been the center of Aspen’s civic life. Armories
across the country originally built for post Civil
War community protection still serve a powerful
community purpose in many cities. Their large
wide-open spaces are a unique form in many places.
While community dances and indoor baseball may
have gone out of favor, the need for a civic and social
life remains.
2007.022.1132 Negative, Film
Caption One b/w negative of a dog standing outside
the doors the City Hall, 1966.
Copyrights Aspen Historical Society, Aspen Illustrated News Collection
The front entry in 1966
Note the altered brick at the lengthend window jambs and the
recessed entry doors Photo courtesy of the Aspen Historical Society44
page 11 of 19
mechanical
room added
circa 1906
garage space
added 1945
exterior stair
Galena Street
historic second floor historic main floor
Hopkins StreetAlleymain hall
“drill room”
bathroom and
storage
bathroom and
storage
lodge banquet hall
lodge main
hall
balcony above
mezzanine / banquet hall above
line of historic second floor
line of historic mezzanine
Original floor layout - historic mezzanine level becomes the present day second floor
Historic Building Layout
schematic plans based on newspaper accounts and available photographs l45
page 12 of 19
Timeline of the Aspen Armory
Around 1900, this photo shows
the north side without the exterior
stair that accessed the upper
level. The earliest accounts of the
building all include that separate
entrance, but it is also referred to
as part of a remodel in 1906.
The 1893 Sanborne Map shows
a stair on the north side of the
building.
1879 First Prospectors arrive in the Roaring Fork Valley.
1885 The railroad arrives in Aspen.
1889 The Wheeler Opera House opens.
1889 The Hotel Jerome opens.
1891 The lots at Galena & Hopkins were sold by Stella Hooper (J.D. Hooper) to the Aspen Armory
Company for a sum of $5,000, the Company was formed for the purpose of creating an
appropriate building for armory to be housed.
1891 The Pitkin County Courthouse opens.
1891 to 1893 Aspen’s most prosperous years. The Sherman Silver Act 1890 increased the government pur-
chase of silver ore, making mining a profitable business. Some reports say the population was
10,000 in these years.
1892 The Armory opens in January 14, 1892, at a total construction cost of $10,000.
1893 The Silver Queen is exhibited at the Armory, the last time she visits Aspen.
1893 The Sherman Silver Purchase Act is repealed. Mining in Aspen slows and eventually stops by
early 1900s. The first “Hard Times Ball” is held at the Armory.
1896 The Aspen Armory Company goes into bankruptcy. The Fraternal Hall Association is formed to
buy the Armory for use by all the organizations. The main level is opened for public use.
1900 The population of Aspen is 3,000.
46
page 13 of 19
Timeline of the Aspen Armory
1963.044.0050 Print, Photographic
One 8" x 10" b/w photograph of the Armory Hall, circa 1910. James H. Adams is in
the foreground. A note on the back reads: "Claude Priday's description of 'Armory
Hall' snapshot he gave Delbert Gerbaz. 'My father standing in front. My! the good
times we had in this old hall. We saw many exciting basketball games there. My
father coached the girls team and they were unexcelled any place. After the games
were over, the high school students danced and I skirted around the edge of the
dance floor and had a wonderful time. There was always an old lady waiting
outside with a steam wagon with home made hot tamales, and father always bought
some for us.'".
Caption
Copyrights Aspen Historical Society
1985.035.0001 Print, Photographic
Caption 2.5" x 3.5" b/w photograph of Armory/City Hall. 1940-
Copyrights Aspen Historical Society
1963.044.0049 Print, Photographic
One 4" x 6" b/w glossy photograph of the old Armory Hall on the corner of E. Hopkins
and S. Galena Streets from 1939.
Caption
Copyrights Aspen Historical Society
circa 1910
In 1939, the view is very similar
to the photo from 1910 above.
The photo clearly shows the side
entrance stair to the then second
floor, the canopy on the entrance
and the short double hung
windows on the ground level.
This circa 1945 photo shows the
expanded north side garage for
the city truck and the removed
entry canopy. Some City offices
have moved in, but the main
hall is still a public space. The
roof of the outside stair can be
seen connecting to the upper level
dormer.
47
page 14 of 19
Timeline of the Aspen Armory
1905 The Armory is condemned by the City of Aspen.
1906 The Fraternal Hall Association takes on the first remodel of the building. The remodel includes
the expanded overhang along the Hopkins Street side and the canopy roof over the main
entry. It also reworked the mezzanine level to create fixed seating overlooking the main hall.
An evening in 1947. These two photos provide
a clear sense of the size of the main hall and the
arrangement of the interior.
The photo on the top shows the main hall looking
east. A stair and a partial balcony can be seen, no
windows are visible on the east exterior wall.
The photo below looks back to the west where the
mezzanine can be seen at the rear of the hall, with
the Hopkins Street windows on the left side and one
of the Galena St windows visible at the rear.
Both photos show the truss structure supporting the
upper floor, allowing for the large open hall.
This layout is similar to the one described in the 1892
description of the main floor plan, with rooms under
the mezzanine at the main entry and a large hall
occupying the remainder of the main floor.
The Armory was the only large public gathering space
in town and a significant community amenity.
Its uses ranged from social dances, to school sporting
events. The basketball score board can be seen at far
left above, and the floor has lines for the court.
48
page 15 of 19
Timeline of the Aspen Armory
1912 Fire at the Wheeler Opera House closes the theater. The City buys the building in 1918 for back
taxes.
1916 Isis Theater is in business.
1920 The population falls to 1,200.
1906 to 1950 The Fraternal Hall Association opens the Armory for most of Aspen’s social events as well as
lodge meetings, political speeches, and sports.
1942 City Hall moves from Durant Street to the Cowenhoven block where it can have heated space.
It pays $10.00 per month for rent. Some city departments move to the Armory in the next
couple of years, sharing space with the remaining public events.
1949 Walter Paepcke leases the Wheeler from the City and reopens the theater. He also starts the
International Design Conference and the music festival and Aspen Institute - check this.
1956 The Fraternal Hall Association aka The Armory Hall Association files for bankruptcy. The City
takes quiet title to Armory.
1957 The City undertakes a small remodel of the Armory, focusing on the front of the building, the
roof and an improved heating system. The main floor windows are made taller and offices
are added under the main mezzanine.
1959 The Armory is remodeled to provide more space for the police department.
This undated photo, probably
1945, shows the exterior stair
connecting through a dormer to
the upper level. It also shows the
circa 1945 garage addition that
fronted on Galena Street and the
earlier addition that housed the
heating system, with its chimney.
49
page 16 of 19
Timeline of the Aspen Armory
1995.028.0186 Print, Photographic
One 8" x 10" b/w photograph of the Armory/City Hall located at the corner of Galena
and E. Hopkins, 1977-.
Caption
Copyrights Aspen Historical Society, Aspen Skiing Co.
This 1977 photo shows the taller
Galena St windows on the west
side, which were done in 1957.
The photo also shows a horizontal
window in the recess that did not
previously have a window. The
Hopkins St entrance to the Police
Department can also be seen.
This door was likely added when
the police department took over
more of the main level in 1959.
1964-1970 During this period, the now second floor constructed at the level of the mezzanine, the garage on
the alley side is removed, the exterior stair is removed, the third floor and attic are unused.
1974 The Armory building is listed on the National Register of Historic Places.
1976 A complete remodel is proposed, but only parts of the plan are executed. The plan proposed
fully gutting the interior, digging a new basement level, and a large full height atrium at the
entry. The project seems to have included, new windows on the east side lighting the first
and new second floor offices, demolition of the north stair and garage structures, interior
access to the third floor with a conversion of the previously vacant space to offices.
2007.022.3617 Negative, Film
Caption One b/w negative of a Police Department bicycle auction at City Hall (Armory
Building), 1967. Police Chief Marion Scott (on the left) was serving as the auctioneer.
The young boy near the tree is Peter Eriksen, and the officer in front of the tree is
Patrolman Greg Holbeck. Related images are in the Aspen Illustrated News on
November 2, 1969 (page 11).
Copyrights Aspen Historical Society, Aspen Illustrated News Collection
This 1967 photo shows the
Hopkins St side at the south east
corner. A garage door infills the
opening that became a door and
window several years later, which
remain today.
50
page 17 of 19
Timeline of the Aspen Armory
2017.064.0286 Print, Photographic
Deputy and Officer, 1975 falseCaption
Copyrights Aspen Historical Society, Robert M. Chamberlain Collection
This 1977 photo shows the east
side with its new windows on the
main and upper levels.
1998.034.3411 Print, Photographic
One b/w image of construction on City Hall in the
Aspen Times, April 28, 1977 - pg. 7C.
Caption
Copyrights Aspen Historical Society, Aspen Times Collection
This 1977 photo shows the north
side (alley) with the exterior stair
removed, the eave being repaired,
and a new dormer being added
to the right. The pairs of double
hung windows that are similar
to the Hopkins Street side, have
not been added at this point. The
north side entrance and canopy are
not shown in this photo.
1980s The elevator is built and several reconfigurations of the interior take place.
1994 The City undertakes a large scale project to accommodate its growing needs. The project
included the construction of the basement level, a large stair well on the east side of the
building with windows into the new lower level council chambers and an extensive set of
repairs to the exterior.
1994 to 2022 Frequent interior alterations take place to accommodate the City’s changing needs.
2000 The City begins to move various departments to other properties in town.
2022 The City vacates the Armory for the new City Hall building on Rio Grande Place.
51
page 18 of 19
Timeline of the Aspen Armory
A significant remodel took place in 1994.
The project included a new basement level
to house the council chambers, another
meeting room and various service spaces.
An interior stair to the lower level was
constructed in the lobby space and the
upper level offices were reconfigured.
The before picture shows a horizontal
window in the area under the original
mezzanine, the exterior door added for
the police department and the door and
window infilling the area where a garage
door had existed.
The after photo shows the completed
rehabilitation project, where a pair of
double hungs were added in the original
bricked up opening, the police department
door was removed and that window pair
restored.
before
after
52
page 19 of 19
Timeline of the Aspen Armory
Notes:
Every effort has been made to provide a time
line of alterations to the building through
the use of newspaper articles, historic photos,
City of Aspen files and personal recollections.
However, there is some conflicting information
and flexibility with exact dates.
Photo Credits:
The black & white photos included in this timeline are all courtesy of the Aspen
Historical Society. Other photos are from the City of Aspen files.
Online Sources:
All newspapers were sourced through the Colorado Historic Newspaper Collection,
through the Pitkin County Library website.
Other sources include Wikipedia and City of Aspen files.
Print Sources:
Buys, Christian J., and Charles S. Armstrong. Historic Aspen in Rare Photographs:
Featuring the Journals of Charles S. Armstrong. Western Reflections, 2001.
53