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HomeMy WebLinkAboutagenda.hpc.20170510 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING May 10, 2017 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. 12:00 SITE VISITS A. None. II. 4:30 INTRODUCTION A. Roll call B. Draft Minutes April 12, 2017 C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. 500 W. Main- Conceptual Major Development, Conceptual Commercial Design Review, Special Review and Variations, PUBLIC HEARING CONTINUED FROM 4/26, AMENDED PROPOSAL WITHDRAWN IV. 4:40 NEW BUSINESS A. Aspen Pedestrian Mall- walking tour, then returning to City Council Meeting Room for discussion V. 6:15 EXECUTIVE SESSION A. Aspen Municipal Code 24-6-402(4)(b): Conference with attorney regarding enforcement proceeding VI. 7:00 ADJOURN Next Resolution Number: 11 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 12, 2017 Vice Chair, Gretchen Greenwood brought the meeting to order at 4:30 pm. Commissioners in attendance were Gretchen Greenwood, Jeffrey Halferty, Willis Pember, Nora Berko, John Whipple, Bob Blaich, Richard Lai. Jim DeFrancia and Roger Moyer were absent. Staff present: Andrea Bryan, Assistant City Attorney Amy Simon, Historic Preservation Planner Justin Barker, Senior Planner Nicole Henning, Deputy City Clerk PUBLIC COMMENT: There were none. COMMISSIONER COMMENTS: There were none. DISCLOSURES OF CONFLICT: There were none. Mr. Halferty joined the meeting. STAFF COMMENT: Justin Barker handed out printed copies of the Commercial Design Guidelines, which replaced the old Commercial Guidelines that were previously in place. He mentioned that they can also be found online. He thanked the board for their input. CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Simon issued a certificate for Louis Vuitton in the Mill St. Plaza Building, next to JCrew. She said that on the side of the shop are windows that are inoperable and want to replace with fixed windows. She stated that it looks exactly the same so she signed off. PROJECT MONITORING: 28 Smuggler Grove: Ms. Simon stated that this is a Victorian Restoration, which they are making an addition to and building a new detached home all on one lot together. There was a window change that did not have prior approval so that is the focus of the discussion this evening. This is regarding a street facing and noticeable window. Don Glenn was present speaking on the plans for the window. The change was regarding a 9 in horizontal member in between the bottom windows and the top windows that was not on the approved set of prints. Ms. Simon said that the house has a gable and both gable ends had windows approved. On the rear façade, they wanted to put a header in and hide an inoperable shade. They made the leap thinking they could also do this in the front and that’s where it got caught up with her and Ms. Greenwood. She also stated that it would be nice to have shades for some privacy. The windows should have all been mulled together, but instead have a thicker horizontal head between them. P1 II.B. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 12, 2017 Ms. Berko asked if it is functional and Mr. Glenn said yes. Ms. Greenwood stated that she didn’t have a problem with it all and she is fine with it. Mr. Whipple said that he agreed with Ms. Greenwood. Mr. Pember said that he thinks it looks awful as is and that it’s really miserable and needs to be clad not in wood, but metal so it matches the window cladding. Ms. Greenwood agreed so that it will look more like one unit. Mr. Glenn said this can be easily done and to clarify, he said he will clad in painted metal to match the bronze of the windows. MOTION TO APPROVE by voice vote: All in favor, motion carried. Ms. Simon stated that the next order of business was to continue 500 W Main. She said the architects missed the deadline for posting and mailing. She said that they need a motion to continue to April 26TH. MOTION: Ms. Berko moved to continue, Mr. Blaich seconded. Voice Vote: all in favor, motion carried. CALL UP REPORTS: Ms. Simon said that Monday night in Council, the Bidwell/Red Onion building was discussed and Council did not remand it to HPC so this project is done and they can now apply for a building permit. Ms. Berko mentioned that she saw in the paper that there are two positions open for the HPC board. Ms. Simon said yes, they are Mr. DeFrancia and Mr. Whipple’s seats. Mr. Whipple said he is thinking about reapplying to HPC, but is weighing things out and hasn’t decided yet. Ms. Simon stated that there are two project monitoring items to speak with Mr. Halferty and Mr. Pember about after the meeting is adjourned. Ms. Greenwood made a motion to adjourn at 4:47 pm. ________________________________ Nicole Henning, Deputy City Clerk P2 II.B. 3 P3 II.B. Aspen Pedestrian Mall Narrative for HPC Memo HPC Walking Tour: Wednesday, May 10th, 2017 NarrativeNarrativeNarrativeNarrative Background:Background:Background:Background: The Aspen Downtown Pedestrian Mall is now celebrated and visited spot within Aspen, greatly contributing to our community’s sense of place. The Mall’s groundbreaking urban design transformed our city st reets into a pedestrian have recognized nationally for its historical and archit ectural significance. Locals and visitors alike treasure this iconic lands of original brick walks, fountains, water courses, mature trees, and historic build many the Mall may look great, there are underlying factors that have led the City to taking on this project . · First, the Mall was constructed in 1976 Therefore, the utilities are 40+ years old at a minimum, resulting in deteriorating infrastructure that has reached the end of its life. Unannounced breaks cause emergency repairs visitors to the Mall. · Second, the above grade surface of the existing brick pavers is showing its age too. Settling and/or heaving over the years has created irregular surfaces which are often difficult to navigate spots and creates ice damming in our climate’s freeze/ thaw cycles. predates the 1990 American Disabilities Act, referred to as ADA compliance. 1 Narrative for HPC Memo , 2017 now over f orty years old. Since that time, the Mall has matured into the most celebrated and visited spot within Aspen, greatly contributing to our community’s sense of place. The Mall’s groundbreaking urban design transformed our city st reets into a pedestrian haven of linear parks and plazas. Today, it is recognized nationally for its historical and archit ectural significance. Locals and visitors alike treasure this iconic lands of original brick walks, fountains, water courses, mature trees, and historic buildings and structures. the Mall may look great, there are underlying factors that have led the City to taking on this project . First, the Mall was constructed in 1976 right over the existing infrastructure, not to be Therefore, the utilities are 40+ years old at a minimum, resulting in deteriorating infrastructure that has reached the end of its life. Unannounced breaks cause emergency repairs and disruption to adjacent Second, the above grade surface of the existing brick pavers is showing its age too. Settling and/or heaving over irregular surfaces which are often difficult to navigate. Surface drainage collects in low spots and creates ice damming in our climate’s freeze/ thaw cycles. Furthermore, the construction of the Mall predates the 1990 American Disabilities Act, referred to as ADA compliance. orty years old. Since that time, the Mall has matured into the most celebrated and visited spot within Aspen, greatly contributing to our community’s sense of place. The Mall’s n of linear parks and plazas. Today, it is recognized nationally for its historical and archit ectural significance. Locals and visitors alike treasure this iconic landscape ings and structures. However, while to the Mall may look great, there are underlying factors that have led the City to taking on this project . replaced and modernized. Therefore, the utilities are 40+ years old at a minimum, resulting in deteriorating infrastructure that has reached adjacent business owners and Second, the above grade surface of the existing brick pavers is showing its age too. Settling and/or heaving over . Surface drainage collects in low Furthermore, the construction of the Mall P4 IV.A. Aspen Pedestrian Mall Addressing these ongoing issues is one of City Council’s top ten goals. Specifically, the Vision is to develop a master plan that guides redevelopment and the use of the pedest rian malls with a goal of maintaining and improving the pedestrian experience. Last fall, the City select ed Design Workshop technical experts that have been hired to examine improvements in a way that does not compromise the beloved character of the Mall. In addition, the city has hired NV5 Inc., a p design process, provide communication to all city departments and examine W hile conversations are being had surrounding the expansion of are here today to examine how the existing Mall can continue to thrive for the next generation of users, improve business conditions for adjacent land uses and honor the vision put into place by Aspen’s community so many years a The study boundary for this project is depicted on this plan. Project GoalsProject GoalsProject GoalsProject Goals:::: 2 issues is one of City Council’s top ten goals. Specifically, the Vision is to develop a master plan that guides redevelopment and the use of the pedest rian malls with a goal of maintaining and improving the pedestrian ed Design Workshop to lead the process with a team of advisory specialists have been hired to examine improvements in a way that does not compromise the beloved has hired NV5 Inc., a professional construction manager, to guide a phased provide communication to all city departments and examine budget and cost control hile conversations are being had surrounding the expansion of the Mall to additional streets, t are here today to examine how the existing Mall can continue to thrive for the next generation of users, improve business conditions for adjacent land uses and honor the vision put into place by Aspen’s community so many years a The study boundary for this project is depicted on this plan. issues is one of City Council’s top ten goals. Specifically, the Vision is to develop a master plan that guides redevelopment and the use of the pedest rian malls with a goal of maintaining and improving the pedestrian to lead the process with a team of advisory specialists and have been hired to examine improvements in a way that does not compromise the beloved rofessional construction manager, to guide a phased budget and cost control measures. , t hat is not this project. We are here today to examine how the existing Mall can continue to thrive for the next generation of users, improve business conditions for adjacent land uses and honor the vision put into place by Aspen’s community so many years ago. P5 IV.A. Aspen Pedestrian Mall · Replace aging utilities to serve customer needs for the next 50 years. · Increase mall accessibility to meet modern codes. · Maintain historical integrity/character while upgrading infrastructure and access. · Explore innovative ways to improve the stormwater infrastructure systems to further protect the Roaring Fork watershed. · Retain the Malls as an urban park with a strong forestry program that promotes best practice ScheduleScheduleScheduleSchedule:::: At the highest level, the City anticipates the Project will unfold over five phases. 1. Phase 1 (Inventory and Analysis) – December 2016 to June 2017 We are in this phase now. The primary objective of Phase 1 is to establish a strong foundation from which future ideas can build upon. This foundation includes information on physical conditions, information and input from the community out – this is about opening a dialogue and listening. This is why we are meeting with HPC today. 2. Phase 2 (Conceptual Planning/Design) The primary objective of Phase 2 will be to take that foundation and develop three alternatives that achieves the goals of the project. These alternatives will be presented in various forums, with the ultimate goal of creating a preferred plan by the end of the year. The alternatives and preferred plan will be reviewed with the community, HPC and P&Z and City Council with forums for input and comment gathering. 3. Phase 3 (Detailed Design) – First and second quarter of 2018 4. Phase 4 (Approval) - Third and fourth quarter of 2018 5. Phase 5 (Construction) - 2019 and 2020. OutreachOutreachOutreachOutreach:::: Just as the Aspen Pedestrian Mall began as a citizen led effort with temporary Mall installations, this project will engage Aspen’s community and review agencies in all phases of the project. subsequent att achements, and includes outreach to the general public, stakeholder teams and partners. 3 Replace aging utilities to serve customer needs for the next 50 years. while upgrading infrastructure and access. Explore innovative ways to improve the stormwater infrastructure systems to further protect the Roaring Fork watershed. Retain the Malls as an urban park with a strong forestry program that promotes best practices for the continued health of the urban forest At the highest level, the City anticipates the Project will unfold over five phases. December 2016 to June 2017 The primary objective of Phase 1 is to establish a strong foundation from which future ideas can build upon. This foundation includes information on physical conditions, historical analysis, community outreach process. It is important to note that nothing has been put to paper and listening. This is why we are meeting with HPC today. Phase 2 (Conceptual Planning/Design) – June 2017 to December 2017 The primary objective of Phase 2 will be to take that foundation and develop three alternatives that achieves the goals of the project. These alternatives will be presented in various forums, with the ultimate goal of creating a preferred The alternatives and preferred plan will be reviewed with the community, HPC and P&Z and City Council with forums for input and comment gathering. First and second quarter of 2018 urth quarter of 2018 2019 and 2020. Just as the Aspen Pedestrian Mall began as a citizen led effort with temporary Mall installations, this project will engage Aspen’s community and review agencies in all phases of the project. Our robust public outreach to achements, and includes outreach to the general public, stakeholder teams and s for the continued health of the urban forest The primary objective of Phase 1 is to establish a strong foundation from which future ideas historical analysis, underground utility . It is important to note that nothing has been put to paper and listening. This is why we are meeting with HPC today. The primary objective of Phase 2 will be to take that foundation and develop three alternatives that achieves the goals of the project. These alternatives will be presented in various forums, with the ultimate goal of creating a preferred The alternatives and preferred plan will be reviewed with the community, HPC and P&Z Just as the Aspen Pedestrian Mall began as a citizen led effort with temporary Mall installations, this project will engage Our robust public outreach to-date is detailed in our City of Aspen P6 IV.A. SITE ANALYSIS BOOKP7 IV.A. 2 | Site AnalysisP8 IV.A. 3 TABLE OF CONTENTS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. CONTRIBUTORS DESIGN WORKSHOP MUNDUS BISHOP HINES IRRIGATION SHERWOOD ENGINEERS PROJECT FOR PUBLIC SPACES ASPEN TREE SERVICE CLANTON & ASSOCIATES PR STUDIO INTRODUCTION ASPEN AREA + COMMERCIAL CORE NEIGHBORHOOD CONTEXT + STUDY AREA HISTORY HISTORICAL PROSPECTUS + TIMELINE HISTORICAL INVENTORY + ANALYSIS LAND USE + OWNERSHIP LAND USE ADJACENT HISTORIC BUILDINGS PROPERTY SURVEY KEY DEVELOPMENT ON MALL BUSINESS INVENTORY - COOPER + HYMAN EMERGENCY ACCESS HYMAN AVENUE BLOCK FACE COOPER AVENUE BLOCK FACE URBAN TYPOLOGY SECTIONS PROGRAMMING, PLACEMAKING, + OPERATIONS AND MAINTENANCE POWER OF 10 EXISTING PLACEMAKING ACTIVATION 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. GROUNDPLANE + FURNISHINGS BRICKS ON THE MALL GROUND TYPE INVENTORY SITE FURNISHINGS FOUNTAINS FIRE HEARTH, KIOSK, + RESTROOM ART + SCULPTURES WAGNER PARK PLAYGROUND LIGHTING INVENTORY + ANALYSIS TREE SPECIES INVENTORY TREE HEALTH INVENTORY STORMWATER + UTILITIES STORMWATER METHODOLOGY WATER QUALITY TREATMENT STORMWATER DISTRICT PRECEDENTS + CONCEPTS SNOWMELT HUMAN COMFORT ACCESSIBILITY SLOPE ANALYSIS SUN/SHADEP9 IV.A. 4 | Site Analysis DILEMMA PROJECT GOALSCOUNCIL TOP TEN The Aspen Pedestrian Mall is over forty years old and portions of the underground utility infrastructure haven’t been upgraded in over sixty years. The brick pavers have settled and heaved over the years and are out of ADA compliance. Most of the Mall trees are reaching maturity and their size and confined growing space creates challenges for their urban forestry management. Addressing these problems on the Mall is one of City Council’s top ten goals. Upgrading the utilities, renovating the Mall’s surface, creating a healthy urban forest and invigorating the environment are top priorities. CRITICAL SUCCESS FACTORS Be one of the most beautiful locations in Aspen. Have the same feel but will have sustainable infrastructure above and below ground. Continue to have vitality and positive experience for residents and guests of Aspen. Identify downtown Aspen and contribute to its world class resort destination. Continue to feel like a natural park in the middle of the City. Function in a fashion that creates an energetic area people will plan trips to see that has minimal maintenance and costs for the city in the future. Serve our citizens, visitors and businesses for many years to come. Be on time and budget, delivering all project goals. Be the centerpiece for Aspen activity in all areas and continue the vibrancy and community character. Be a fun, safe, vibrant space (with diverse businesses) that reflects Aspen’s small mountain character. #9: Develop a master plan that guides redevelopment and the use of the pedestrian malls with a goal of maintaining and improving the pedestrian experience. The City of Aspen identified these mechanisms to implement Council’s goal: 1. City staff has engaged in the beginning process of developing an overall design and plan that guides necessary future improvements to the underground utility, surface, vegetated and historical character infrastructure within the Downtown Pedestrian Mall. 2. An inconsistent and aging underground utility infrastructure exists within the 3 blocks of Aspen’s downtown core, much of the utility infrastructure predates 1973. Significant utility upgrades are necessary to anticipate the next 50 years in downtown Aspen, which creates major challenge to achieve those upgrades while preserving the underlying character, historic integrity, and business within the Mall for following generations to use and enjoy. Proposed adjacent building construction projects mean that the timing is such that Mall utility and surface improvements must be coordinated with these adjacent separate building projects. 3. Staff anticipates the design and construction process will be performed in 5 phases. During all these phases an extensive public outreach to the community will occur and staff will bring options to council for approval at the various milestones. From now until end of 2017 phases 1 and 2 are anticipated. Phase 1 will be determining what is in the ground and Phase 2 is conceptual planning and design. Anticipated in 2018 Phase 3 and Phase 4 are set to further refine the design. Phase 5 will be construction which is currently anticipated for 2019 and 2020. 4. Staff has hired a professional construction manager via council resolution in October. NV5 Inc. is being brought on to help guide the phased design process, outreach process, budget and 1. Preserve the Mall for future generations 2. Maintain historic character 3. Upgrade utilities 4. Improve stormater quality attributes 5. Encourage retail vitality 6. Encourage pedestrian vitality 7. Maintain and enhance park-like character 8. Address ADA accessibility 9. Engage the public and business owners in every phase of the project. cost control, and overall direction leading to the success and meeting the goals of the project. 5. Staff has finalized a contract with Design Workshop, a well-known and well-respected local design firm with national recognition that has great experience in successful civil and landscape projects. 6. The goals of the upcoming design are a combination of retaining the historic “character of the mall”, increasing the accessibility to meet modern code, maintaining and updating all the infrastructure, and meeting the storm water code requirements. P10IV.A. 5 WHEN COMPLETE, THE PEDESTRIAN MALL WILL...P11IV.A. 6 | Site Analysis ASPEN AREA “We are committed to revitalizing and sustaining the Aspen Idea. The Aspen Idea is a legacy that has established Aspen as a place to cultivate lifelong education, civic engagement, physical health, personal responsibility, spiritual development and an environmental consciousness.” - Aspen Area Community Plan The Aspen Pedestrian Mall came to be as a bold idea from Aspen’s citizens. By removing vehicles from a section of the core, citizens were intent on developing a place to encourage authentic engagement with others. The Aspen Idea is a core value of the Mall. It strongly supports the Aspen Area Community Plan by: • Preserving Aspen’s historical roots • Encouraging collaboration between non- profit organizations, local government, local businesses and individuals through place making • Fostering experiences for community residents and visitors through events and a range of activities Opportunities to further support the Aspen Area Community Plan include: • Maintain our community character and quality of life. • Protect the natural ecosystems and scenic settings of mountains and rivers. • Increase focus on environmental stewardship. • Reevaluate the impacts of development on community character and quality of life. • Manage the adverse impacts of development. Aspen is a city nestled in wilderness, parks, open space and trails. As an urban park, the Mall is a major component of this overall system. URBAN GROWTH BOUNDARY ASPE N C I T Y L I M I T S HIGHWAY 82 RIO GRANDE TRA IL OPEN SPACE TRAILS ROARING FORK RIVER WHEELER TRANSIT PAEPCKE PARK RIO GRANDE PARK STUDY BOUNDARY YELLOW BRICK PARK GLORY HOLE PARK SHADOW MOUNTAIN ASPEN MOUNTAIN RUBEY PARK TRANSITP12 IV.A. 7 COMMERCIAL CORE E MAIN STE MAIN ST E BLEEKER ST E COOPER AVEE COOPER AVE E DURANT AVES GALENA STS MONARCH STS ASPEN STS MILL ST.E HYMAN AVEE HYMAN AVE E HOPKINS AVEE HOPKINS AVE “The heart of Aspen centers around the Commercial Core Historic District. It is the first area that developed in the early mining days of the town and its character reflects this rich mining heritage, which is the image that many carry with them of this historic Colorado mountain town.” - Commercial Core Historic District Design Objectives and Guidelines. The Mall is contained within the Commercial Core Historic District. It is reflective of the historic street pattern and continues to anchor Aspen’s traditional urban fabric. From the Commercial Core’s Historic Design Guidelines, development on the Mall will be encourage to: • Maintain a retail orientation to promote pedestrian character • Develop contemporary designs that respects historic context • Maintain the traditional scale of building • Reflect the variety of building heights seen historically • Accommodate outdoor public spaces • Promote variety in the street level experience • Preserve the integrity of historic resources Commercial Core Parks Structures Urban Growth Boundary City Boundary Water Open Space Trails LEGEND Study Boundary ROARING FORK RIVER COMMERCIAL CORE P13IV.A. 8 | Site Analysis “Like the ski runs that slope steeply skyward from the edge of town with a commanding presence, it feels as though they’ve been here forever, ingrained in a landscape where little else is constant. It is difficult to imagine Aspen without them, so central are they to the town’s ebb and flow. If skiing is the soul of Aspen, then its downtown pedestrian malls are the town’s heart - the one place visitors and locals alike, from all walks of life, are sure to tread.” - Janet Urquhart, Aspen Times Weekly, July 28, 2011 The Aspen Pedestrian Mall is a hub of linkages to key retail land uses, parks and open space, transit, lodging and other City amenities. The neighborhood character is described as having: • Two and three story buildings • A mix of historic Victorian and miner’s cottage style buildings • Buildings which front other public amenity space • Materials of brick, stone and wood • Street trees set within architectural grates The Mill Street connection is a major north- south transect from Aspen Mountain (skiing, hiking and slope-side dining) to the Roaring Fork River (Rio Grande Park, John Denver Sanctuary and Rio Grande Trail). Views to Red Mountain and Aspen Mountain are integral to its neighborhood context. With the maturity of the Mall’s trees, views have changed since the Mall’s construction. Some feel these views could be strengthened. The Mall has a north-south edge connection with Wagner Park. This edge becomes a viewing platform for the park’s various activities and events. It is important to visually encourage this edge conditions. NEIGHBORHOOD CHARACTER RIO GRANDE BALL FIELD ROARING FORK RIVER LIBRARYHOTEL SHOPPING & RESTAURANTS WATER PLAY THE GROVE PLAZA HOTEL HOTEL RED MOUNTAIN VIEWSASPEN MOUNTAIN VIEWSE MAIN ST E BLEEKER ST E COOPER AVEE COOPER AVE E DURANT AVE ASPEN MOUNTAIN S GALENA STS MONARCH STS ASPEN STS MILL ST.E HYMAN AVEE HYMAN AVE E HOPKINS AVEE HOPKINS AVE WAGNER PARK PLAY GLORY HOLE PARK SHOPPING & RESTAURANTS TRANSIT SILVER CIRCLEPARK EDGEP14IV.A. 9 scale 1”=100’ 0’50’100’200’ N scale 1”=100’ TOTAL: 144,214 SF STUDY AREA E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK TRANSIT CEN-P15IV.A. 10 | Site AnalysisP16 IV.A. 11 HISTORICAL PROSPECTUSP17 IV.A. 12 | Site Analysis Dowtown Pedestrian Mall Nick DeWolf Foundation, Summer 1980 INTRODUCTION Over the course of 40 plus years, the Downtown Pedestrian Mall (the Mall) has matured into the most celebrated and visited spot within Aspen, greatly contributing to the city’s sense of place. The Mall’s groundbreaking urban design transformed city streets into a pedestrian haven of linear parks and plazas. Today, it is recognized nationally for its historical and architectural significance. Locals and visitors alike treasure this iconic landscape of original brick walks, fountains, water courses, mature trees, and historic buildings and structures. The purpose of this historical prospectus is to present the Mall’s early development to describe the original design and intent, and to understand subsequent changes over time. Integral to this is analyzing the extent to which the Mall retains historic features and qualities that contribute to its significance. It also considers the values the community places on the Mall. Most importantly, this prospectus provides guidance in ensuring the Mall’s longevity as an integral part of Aspen’s downtown and overall character. This prospectus is conducted in accordance with nationally recognized standards for cultural landscapes, including the Secretary of Interior Standards for the Rehabilitation of Historic Buildings and for the Treatment of Historic Landscapes, City of Aspen Historic Preservation Guidelines, and the National Park Service’s Guide to Cultural Landscapes. This work builds upon readily available information from local and regional archives, and on current research including the draft NRHP nomination for the Mall. This work assumes the Mall is historically and architecturally significant, as it is not currently historically designated but has been deemed eligible. ORGANIZATION The prospectus is presented in three sections. • Chronology documents the Mall’s original design and installation, along with early design changes and subsequent modifications. • Analysis provides baseline documentation of the Mall today and in comparison to 1976, the year it was built. Those physical features and qualities that combine to create the character of the Mall, from spatial organization to vegetation, are analyzed for architectural and historical integrity. • Principles and Guidance provides criteria and guidance on improvements to the Mall that respect its integrity and that also address contemporary needs and issues. HISTORICAL PROSPECTUS P18IV.A. 13 Aspen Historical Society, 1885. Aspen Historical Society, 1887. COOPER AVENUE, 1885 TOP RIGHT COOPER AVENUE, 1885 BOTTOM RIGHT CHRONOLOGY P19IV.A. 14 | Site Analysis First U.S. pedestrian mall opens Margo Dick and Kathy Dutcher petition for creation of pedestrian mall Temporary mall Mall construction starts Boulder’s Pearl Street Mall dedicated The Dancing Fountain inauguration Lawrence Halprin completes the Nicollet Mall in Minneapolis Hyman Avenue in the early 1970s 1959 1967 1972 1973 1976 1977 1960 1970 1980 1979 Cooper Avenue prior to the Mall Need Original Mill Street prior to the Mall Mall model Need Original Need Original 1966 Aspen opens temporary mall as 10 day experiment Ki Davis Sculpture commissioned 1974 Need Original CHRONOLOGY P20IV.A. 15 16th Street Mall opens in Denver 1982 Downtown Enhancement & Pedestrian Plan recommendations include expanding sidewalks into commercial core The City of Aspen Civic Master Plan recommends revisiting the Downtown Enhancement & Pedestrian Plan Information kiosk, fire hearth, restrooms, and Sister Cities Plaza and Clock Tower Economic Sustainability Study recommends efforts to enliven the Mall Aspen Mall with Wheeler Opera House in background 2006 2003 2001 19971985 1990 2000 2010 Need Original Photo Credits: Aspen Historical Society, Denver Public Library, Nick DeWolf Foundation, Mundus Bishop. TIMELINE P21IV.A. 16 | Site Analysis DATE EVENT SOURCE 1962 November 1962 - Master Plan process underway with Peter Lest Wiener, prominent international architect and urban planner based in New York (fired in 1964) NRHP nomination, 2017 1966 10-day temporary mall experiment on a block of Cooper Avenue (also part of today’s pedestrian Mall) the City closed off the street • Flowers, trees, art, and benches were temporarily installed and musicians, theatre productions, and fashion shows entertained visitors. Clauson research notes 1961 1970 Public Mall Act of 1970 NRHP nomination, 2017 1972 August 1972 - Central district parking and transportation plan (Robert Leigh, Alan Voorhees Company) • Recommended introduction of full and partial pedestrian malls in downtown Aspen August 1972 - Margo Dick and Kathy Dutcher, recent high school graduates, circulated a referendum petition for an ordinance for a permanent pedestrian mall November 1972 - Interim street closure plan with complete closure of some streets (Hyman and Cooper Avenues between Mill and Galena streets) and partial closure of others (portion of Mill Street adjacent to Wagner Park) NRHP nomination, 2017 1973 March 1973 - City Council approves temporary mall installation for June 1973 March 29, 1973 - ‘Interim Mall Proposal’ published in Aspen Times for pedestrian mall in same location as built in 1976 NRHP nomination, 1976 1975 Master Plan (is this available) Existing Condition Plats by Survey Engineers, Inc. of Aspen Local architects Robin Molny, Fritz Benedict, and University of Kansas professor, Curtis Bessinger consulted NRHP nomination 1976 Mall Construction 1976 Drawings, NRHP nomination, 2017 Designed by Robin Molny, Fritz Benedict, and University of Kansas professor, Curtis Bessinger Budget of $1,196,900 set for mall construction ($850,000 bond issue and $346,000 City sources) Citizen donations included donations for trees and benches NRHP nomination, 2017 1976 Mall Storm Sewer Plan, Gingery Associates Inc., Glenwood Springs March 1976 - Design Development (A Drawings) Drawings issued for Architecture (site improvements) and Landscape (planting) Drawings included full Galena Street development to Hyman Avenue and Cooper Avenue East to Hunter Street. 1976 Drawings DATE EVENT SOURCE April 1976 - Drawings Re-issued (also design development) included modified design for Independence Plaza July 1976 - Drawings Issued for modified design for Galena Hyman Node, documented on new sheets A15 and A16, replacing sheets A7 September 1976 - Antique Lights, public restrooms and children’s play structure installed. Headgate installed at Glory Hole Park to divert water to Mall from Roaring Fork River October 2, 1976 - Mall dedicated with ceremony 1976 Drawings Construction: Mill Street including storm drain inlet (future DeWolf Fountain); Galena Street; Hyman Street with Hyman / Galena Node with fountain (base for future Ki Davis Fountain), Hyman Avenue, Cooper Avenue, Wheeler Node, Wagner Node, Independence Plaza, Antique lights (noted on drawings) 1976 Drawings, NRHP nomination, 2017 1979 Dancing Fountain by DeWolf-Fulton Fountain completed by local sculptor Travis Fulton and Nick DeWolf, computer expert Fountain placed beneath existing storm water drain within existing vault (1976) NRHP nomination, 2017 Ki Davis Memorial Sculpture ‘Interplay’ commissioned Sculpture and foundation placed in existing fountain (built 1976) Plaque on Fountain, City of Aspen photo, 1995.028.07000 1985.jpg AHS Spring, Summer 1979 - Replanting of trees on Hyman and Cooper Avenues Mall Updates Log, City of Aspen Parks 1980 Memorial Day 1980 - Inauguration of Dancing Fountain. “It’s not a fountain, it’s a symphony”. DeWolf NRHP nomination, 2017, Clauson research (quote) 1984 1984 to early 1990s - Removal of original ‘low level lights’Mall Updates Log, City of Aspen Parks Mid-1980s Flower gates installed at tree wells Mall Updates Log, City of Aspen Parks 1994 Cooper Street irrigation repair Mall Updates Log, City of Aspen Parks early 2000s Cobble patches Photographs indicate one on Hyman Avenue (1979) Mall Updates Log, City of Aspen Parks 2001 to 2002 Wagner Node improvements including Sister Cities Plaza, Public Restroom, Monolithic Playground designed by Willis Pember Architects, Suzannah Reid, C.O.R.E., Ajax Design, KL&A Engineers, Beaudin Ganze Consulting Engineers, Roaring Fork Builders. Mall Updates Log, City of Aspen Parks 2002 to 2005 Mall Lighting including Cooper Avenue nighttime lighting, Downtown Lighting Master Plan (BCER); Mockup ‘Beacon’ Lights at Red Onion; Mall Updates Log, City of Aspen Parks 2004 to 2009 The Dwell Project: master plan; community fire hearth (Dunnett Design); information kiosk (Willis Pember); seasonal events kiosk; moveable tables and chairs (Brixey) Mall Updates Log, City of Aspen Parks CHRONOLOGY CHRONOLOGY This section presents the evolution of the Mall from its earliest inception as an idea and temporary mall, to its original design and 1976 construction, through early modifications and to present-day. The chronology is presented as an illustrative timeline noting general high points including construction, and as a written chronology with more detailed information on major milestones. The four major milestones are: Pre Construction (1950s to early 1970s Mall Ideas); Original Construction (1976); Early Modifications (mid- 1970s to early 1980s); 2000s Modifications; and Present-Day. For each milestone, a summary of the ideas and improvements or modifications associated with the milestone is included along with supporting images and plans where available. The chronology is important to the analysis of the Mall, as it documents those features and qualities that were built, when they were built, and when modifications occurred. This is instrumental in assessing historical and architectural integrity. P22IV.A. 17 HYMAN AVENUE MALL, 1978 LEFT MILL STREET, 1963 TOP RIGHT TEMPORARY MALL , 1974BOTTOM RIGHT Aspen Historical Society, 1974 Aspen Historical Society, 1963 Aspen Historical Society, 1978P23 IV.A. 18 | Site Analysis N scale 1”=100’ 0’50’100’200’ PRE-CONSTRUCTION 1960S PLANNINGPRE-C0NSTRUCTION AERIAL, 1979 LEFT PRECONSTRUCTION - 1960 TO 1976 Post World War II, Aspen began to evolve as a recreational and scenic destination attracting new residents and tourism. By the mid-1950s as many of the town’s late 19th century buildings were repaired and the downtown was emerging, city leaders and community members began planning for Aspen’s future. As early as 1955, ideas for a central pedestrian outdoor mall were being explored to shape the downtown. The 1955 Design Conference at the Aspen Institute with pioneering architect Victor Gruen, and the June 1956 joint work of the Aspen Chamber of Commerce and University of Utah architecture students both explored innovative ideas for a mall with landscaping and amenities. In May 1961 during the Future of Aspen seminar hosted by the Aspen Institute, local leaders joined with moderator James Hopkins Smith and architecture professor Fred Edmundson of Cornell University in which one key aspect was to explore closing a street for pedestrian use. In June 1961 architect Richard Lai presented the concept of an outdoor experimental mall to city council. He proposed closing either Hyman or Cooper avenues between Mill and Galena Streets, either would be good pedestrian spaces as they were active retail and restaurant-oriented streets. Vehicular traffic would be blocked and plantings and amenities added. Over the course of just four days in August 1961, the first temporary pedestrian mall was installed along Cooper Avenue. Graveled walks, trees, shrubs, benches, art pieces and a bandstand were built through the efforts of volunteers and city and county crews. The 10-day event “became a truly focal point for the town, providing visitors and residents with a restful block- long garden retreat. The paintings, sculptures, sidewalk cafes and periodic entertainment added stimulation.”1 1 Aspen Times editorial (1 September 1961, p. 4)P24IV.A. 19 AERIAL, 1979 LEFT Aspen Historical Society, 1974 1973 TEMPORARY MALL BOTTOM RIGHT . Denver Public Library, 1966 1966 TEMPORARY MALL TOP RIGHT As the town and elected officials moved forward with city planning, the concept of a permanent pedestrian mall remained at the forefront. Prominent international architect and urban planner Paul Lester Wiener (November 1962 to July 1964) recommended a regional master plan with a pedestrian mall on Monarch Street from Main Street to Aspen Mountain along with suggestions for a civic center, and new traffic patterns and commercial areas. His plan was not embraced by the community; however, the city moved forward with paving previously graveled streets (27) and installing a storm sewer system. For several days in July 1966 the second temporary pedestrian mall was implemented along Cooper Avenue. As in the first, this installation was through the efforts of volunteers. Plantings, amenities, performances and special events again attracted visitors and residents. A third temporary pedestrian mall along Cooper Avenue was installed in June 1972, between Mill and Hunter streets. A central district parking and transportation plan, completed by August 1972, presented a system of pedestrian malls supported by new parking areas, revised traffic patterns, and shuttles. The Committee for an Aspen Mall, headed by two recent high school graduates, formed at this time and initiated a referendum petition. Funding and planning hurdles, along with resolution of issues related to the Public Mall Act of 1970, slowed the momentum of a permanent mall but resulted in a fourth temporary mall to coincide with the 1973 International Design Conference. Plans for this installation were for the same streets where the permanent mall would eventually be built a few years later. PRE-CONSTRUCTION 1960S PLANNING P25IV.A. 20 | Site Analysis ORIGINAL CONSTRUCTION - 1976 N scale 1”=100’ 0’50’100’200’ ORIGINAL CONSTRUCTION - 1976 Following the success of the 1973 temporary installation, master planning for the permanent mall commenced. Aspen architects, Fritz Benedict and Robyn Molny along with Curtis Besinger, professor of architecture at the University of Kansas were commissioned to consult on the plan. Eventually, Robyn Molny became the project’s primary architect. The three architects shared a design connection through their work with Frank Lloyd Wright’s Taliesin studio, where Molny apprenticed and Benedict and Besinger practiced until the mid-1950s. They each opened their own individual practices in Aspen later. Molny’s design encompassed Cooper and Hyman avenues between Mill and Galena streets, and Mill and Galena streets between Hyman Avenue and the alley south of Cooper Avenue. Final plans were issued in April, May and July 1976. The three issues noted design changes being made as the project was being constructed. Changes included accommodating utilities by eliminating trees for the installation of vaults on both Mill and Galena streets. A substantial change between the original design and implementation was the elimination of the Hyman Node where Galena Street was to become a pedestrian mall (between Cooper and Hyman avenues). A large fountain was intended for the center of this space. The substantial change was the elimination of the planned expansion along Cooper Avenue,. The implemented design was a distinctive grid of linear pedestrian spaces formed by the downtown street grid, which they replaced. Molny used a consistent vocabulary of forms and materials to ensure the spaces were cohesive to one another. Most characteristic was a consistent ground plane of brick paving that extended throughout in similar repetitive patterns. This continuity, along with the linear built edge of multi-storied buildings, gave the spaces a very distinctive spatial characte AERIAL, 1987 LEFTP26 IV.A. 21 ORIGINAL CONSTRUCTION - 1976 BRICK PAVING, 1976 TOP RIGHT BRICK PAVING - HYMAN AVENUE MALL BOTTOM RIGHT Aspen Historical Society, 1976 Aspen Historical Society, 1976 The repetition of three simple spatial patterns, one for east west streets, another for north south streets, and one for intersections or ‘nodes,’ extended throughout. In addition to brick paving, Molny introduced a simple uniform palette of features, integrated with the paving brick patterns. Brick gutters, rolled curbs, tree wells, and bridges reinforced the unified aesthetic and helped defined each space. Wood benches and wood bollard lights provided needed amenities and antique lights and two fountains at the major intersections complemented these. Long linear channels characterized the east west streets with filled with water diverted from the Roaring fork River through a headgate installed for this purpose at Glory Hole Park. Construction commenced in spring of 1976, with bricklaying beginning in early July 1976. Records indicate that 315,000 bricks were used, sourced primarily by two historic Midwest manufacturing plants. ‘Culver Block,’ manufactured by Wabash Clay Company in St. Louis, Missouri and famous for being the brick of the 1909 Indianapolis Motor Speedway (‘The Brickyard’) was one. The other, branded as the ‘Egyptian’ paving brick and manufactured by Murphysboro Paving Company in Illinois between 1908 and 1936, was the other. It was originally used as street paving due to its durability. Two discrete patterns were installed, a running bond followed the linear streets and avenues, and a grid created out of two colors of brick oriented at a 45-degree angle defined the ‘nodes.’ Original construction drawings indicated tree bosquets on Mill and Galena streets with silver maple trees on Mill and crabapple trees on Galena. A linear pattern of narrowleaf cottonwoods (shade trees), interspersed with quaking aspen, pinyon pine and blue spruce and a groundcover of sod, was intended along Cooper and Hyman avenues. Annuals were noted but were not shown on the drawings. A few trees existed prior to the development of mall, located primarily along previous curb edges as street trees. These were generally green ash trees. Construction was generally complete by October 2, 1976, when the new pedestrian mall was dedicated and the mall opened to the public. P27IV.A. 22 | Site Analysis HYMAN AVENUE MALL ORIGINAL CONSTRUCTION COOPER AVENUE MALLORIGINAL CONSTRUCTION Design Development (A Drawings), April 1976 Design Development (A Drawings), April 1976 N scale 1”=30’ 0’15’30’60’ ORIGINAL CONSTRUCTION P28IV.A. 23 Mundus Bishop, 2017 WAGNER NODE BOTTOM RIGHT INDEPENDENCE NODETOP RIGHT ORIGINAL CONSTRUCTION LEFT Design Development (A Drawings), April 1976 Design Development (A Drawings), April 1976 N scale 1”=30’ 0’15’30’60’ ORIGINAL CONSTRUCTION - 1976 P29IV.A. 24 | Site Analysis MILL STREET MALLORIGINAL CONSTRUCTION Design Development (A Drawings), April 1976 Design Development (A Drawings), April 1976 N scale 1”=30’ 0’15’30’60’ ORIGINAL CONSTRUCTION - 1976 GALENA STREET MALLORIGINAL CONSTRUCTION P30IV.A. 25 Aspen Historical Society, 1979 Aspen Historical Society, 1984 WHEELER NODE LEFT INDEPENDENCE NODE TOP RIGHT WHEELER NODE BOTTOM RIGHT Design Development (A Drawings), April 1976 N scale 1”=30’ 0’15’30’60’ ORIGINAL CONSTRUCTION - 1976 P31IV.A. 26 | Site Analysis Nick DeWolf Foundation, 1977 Nick DeWolf Foundation, 1977 Nick DeWolf Foundation, 1978 HYMAN AVENUE MALL, 1977 TOP RIGHT HYMAN AVENUE MALL, 1978 LEFT ORIGINAL CONDITION BOTTOM RIGHT Design Development (L Drawings), April 1976 ORIGINAL CONSTRUCTION BOTTOM LEFTP32 IV.A. 27 Nick DeWolf Foundation, 1978 Nick DeWolf Foundation, Spring 1978 Nick DeWolf Foundation, Spring 1978 ORIGINAL CONSTRUCTION TOP RIGHT HYMAN AVENUE MALL, 1978 BOTTOM RIGHT PLANTING LEFT P33IV.A. 28 | Site Analysis N scale 1”=100’ 0’50’100’200’ MODIFICATIONS - 1976 TO 1980 MODIFICATIONS - 1976 TO 1980 Modifications to the pedestrian mall continued through the next few years. These included changes in plantings, and a major movement to integrate art installations with the mall. All were accomplished within the framework of the original design, generally through modifications to features built during the original 1976 construction. Aerial photographs and site images from the late 1970s / early 1980s indicate a planting pattern and mix of species along Hyman and Cooper avenues that differs from the 1976 design drawings. Instead of a linear planting of primarily narrowleaf cottonwoods interspersed with other species, tree plantings were a mixture of these same species in a somewhat more informal pattern. The integration of public art and amenities was a philosophy from the earliest ideas for the outdoor pedestrian mall, and implemented in each of the temporary malls. The 1976 construction included a fountain at the east end of Hyman Avenue, characterized by a sloped brick edge and two simple water jets. In 1979, Interplay was added to the fountain, designed by sculptor Ki Davis. The same year, computer expert Nick DeWolf and sculptor Travis Fulton designed and installed the Dancing Fountain for the Wheeler Node at the intersection of Mill Street with Hyman Avenue. They repurposed the existing storm sewer vault, adding a water source and computer controls to create an interactive water feature with jets of water bursting out of the flush grate into the air in random patterns. The fountain was inaugurated in 1980. AERIAL, 1987 LEFTP34 IV.A. 29 Nick DeWolf Foundation, 1979 Nick DeWolf Foundation, 1979 TREE REPLANTING LEFT DANCING FOUNTAIN TOP RIGHT DANCING FOUNTAIN BOTTOM RIGHT KI DAVIS MEMORIAL SCULPTURE BOTTOM LEFTP35 IV.A. 30 | Site Analysis N scale 1”=100’ 0’50’100’200’ 2000S MODIFICATIONS 2000s MODIFICATIONS The biggest changes to the pedestrian mall were modifications made to Mill Street in the early 2000s. The 1976 construction included a children’s play space and a small restroom on Mill Street. Both were inadequate and were replaced in 2002 with a new, larger playground and a larger restroom / interpretive building. Two walls of the building serve as interpretive panels noting Aspen’s history. A circular plaza, Sister Cities Plaza was installed south of the restroom building. It included a circular paving pattern, a half-circular metal bench and a clock tower. AERIAL, 2004 LEFTP36 IV.A. 31 PLAN - E.A. A1.0 EA ARCHITECTURAL SITE PROJECT # 0103 FILENAME: 0103-A1.0 EA ISSUE: CONSTRUCTION DOCUMENT DEVELOPEMENT PROGRESS: 8.24.01 H.P.C. FINAL: 9.07.01 PERMIT: 9.20.01 BID: 9.20.01 C.O. #1: 12.11.01W A G N E R P A R K E D G ESOUTH MILL STREET MALLASPEN, COLORADOMundus Bishop, 2016 Mundus Bishop, 2016 Mundus Bishop, 2016 COMMUNITY FIRE HEARTH LEFT SISTER CITIES PLAZA TOP RIGHT, BOTTOM LEFT RESTROOM BUILDING BOTTOM RIGHTP37 IV.A. 32 | Site Analysis N scale 1”=100’ 0’50’100’200’ PRESENT DAY PRESENT-DAY Over the course of the last 40 years the downtown pedestrian mall has matured from an idea to the community’s quintessential central place, identifiable as Aspen. The four streets that were transformed in 1976 from vehicular routes to pedestrian spaces remain today as do most features of the original construction. Trees and plantings remain in similar locations to the late 1970s installations with some newer species replacing original trees and some trees in new locations. Perennial plantings occur in some areas previously planted as sod. Brick paving remains in all original locations aside from Mill Street, where the Sister Cities Plaza was installed. Most of the original brick features (gutters, bridges, rolled curbs and edges) remain in original locations. Some disrepair is evident in some materials and features. Antique lights remain in original locations, but the original low level bollard lights have all been removed. Most of the original wood benches remain. Features installed in the recent past include the fire hearth and kiosk on Galena Street, and a kiosk on Mill Street. A low black metal railing was installed around tree wells on Mill and Galena streets in the last few years. AERIAL, 2016 LEFTP38 IV.A. 33 Mundus Bishop, 2106 Mundus Bishop, 2016 Mundus Bishop, 2016 COOPER AVENUE LEFT COOPER AVENUE TOP RIGHT MILL STREET BOTTOM RIGHTP39 IV.A. 34 | Site Analysis Nick DeWolf Foundation, 1977 Nick DeWolf Foundation, 1977 ANALYSIS ANALYSIS The analysis of the Mall is accomplished by documenting the extent to which this iconic landscape, and those characteristics and physical features that historically shaped the Mall are present today. Changes that occurred immediately after construction was complete, or those completed later according to the original design intent are also considered part of the original work. The analysis evaluates the Mall’s integrity, comparing original construction to present-day, and is evaluated according to seven aspects or qualities: location, setting, feeling, materials, workmanship, design, and association. A series of landscape characteristics are assessed, i.e., spatial organization, views and vistas, small scale features and vegetation, to provide a framework for the analysis of integrity. This analysis is presented for the entire Mall first, followed by an analysis of each of its distinct components including Urban Park (Cooper Avenue Mall and Hyman Avenue Mall), Urban Plaza (Mill Street Mall and Galena Street Mall), and Nodes (Wheeler Node, Wagner Node, Independence Node, and Galena Hyman Node). These place names are derived from the original design drawings. GENERAL The Downtown Pedestrian Mall (Mall) is a distinctive grid of four linear pedestrian spaces, linked by a common vocabulary of materials, i.e., the ground plane of brick paving, repetitive patterns of vegetation and spatial organization, and a series of three nodes. The linear pedestrian spaces consist of three typologies: urban park with a mature forest and linear landscape spaces with channels, urban plaza with a bosquet of ornamental trees, nodes with fountains and spaces that denote entry and gathering. ORIGINAL CONSTRUCTION BOTTOM LEFT ORIGINAL CONSTRUCTION LEFT P40IV.A. 35 CONTEXT HYMAN AVENUE COOPER AVENUE GALENA STREETMILL STREETURBAN PLAZAURBAN PLAZAURBAN PARK URBAN PARK GALENA HYMAN NODE WHEELER NODE INDEPENDENCE NODEWAGNER NODE N scale 1”=100’ 0’50’100’200’ ORGANIZATION The analysis is presented according to the Mall’s three typologies, follwoed by analysis of paving and materials, vegetation, and Temporary installations. THREE TYPOLOGIES The Mall is composed of three types of space, each characterized by a distinct pattern and form. Urban park is characterized by linear landscape spaces with channels and a mature forest. Bosquets of ornamental trees set in open plazas characterize the Urban Plaza. These two typologies share brick paving, set in a running bond pattern. Linking these with one another and the downtown are Nodes, concentrations of movement and focal points in activity, which are characterized by open areas defined by brick paving in a diagonal pattern. URBAN PARK HYMAN AVENUE MALL COOPER AVENUE MALL URBAN PLAZA MILL STREET GALENA STREET NODES WHEELER NODE WAGNER NODE INDEPENDENCE NODE GALENA HYMAN NODE FEATURES AND MATERIALS BRICK PAVING DETAILS VEGETATION TEMPORARY INSTALLATIONSP41 IV.A. 36 | Site Analysis N scale 1”=60’ 0’30’60’120’Original Construction - Built Features , Mundus Bishop, 2017. OVERALL ANALYSIS THE MALL The Downtown Pedestrian Mall (Mall) is a distinctive urban grid of four linear pedestrian spaces formed by the downtown street grid, which they replaced. The four are spatially and physically linked by a common vocabulary of form and materials creating one cohesive urban place. The most characteristic feature is the consistent ground plane of brick paving that extends through all four spaces in similar repetitive patterns. This continuity of material, along with the linear built edge of multi-storied buildings, gives the Mall a distinctive spatial character. The repetition of three simple spatial patterns, one for east west streets, another for north south streets, and one for intersections reinforces this continuity. A uniform palette of features, integrated with the design of the paving patterns, is consistent throughout. The brick features—linear gutters, rolled curbs, tree wells, and bridges—add to the unified aesthetic and define each space. ‘Antique lights,’ and wood benches, along with two fountains at key intersections complement this simple, but sophisticated urban space. The Mall remains remarkably similar to the original 1976 construction, and the years up to 1980 when modifications continued to realize its design intent. In general, the Mall retains integrity in all aspects: location, setting, feeling, design, workmanship, materials, and association. Of the four spaces, Cooper and Hyman Avenues remain the most similar to the original construction with only minor modifications to brick gutters and paving, and plantings. Galena Street is similar to its 1976 construction with two notable additions: the fire hearth and information kiosk. Mill Street has changed the most since the 1980s. Additions of a larger scale and size interrupted the original patterns and spatial relationships, which has diminished its integrity. P42IV.A. 37 1976 Bridge 1976 ‘Antique’ Light Remains 1976 Manhole Remains 1976 Drain Inlet Remains 1976 Bench Location Pre-1976 Tree Location Post-1976 Tree Location 1976 Tree Location New Tree Location and Species Legend 1976 Tree Well Location 1976 Tree Well Removed Landscaped Area 1976 Tree Well Reworked During Design / Construction of Tank 1976 Bench, Removed or Moved 1976 Fountain N scale 1”=60’ 0’30’60’120’Present-Day - Extant Features, Mundus Bishop, 2017. LEGEND P43IV.A. 38 | Site Analysis A ACCBColored ConcreteRunning Bond GutterRolled CurbRunning Bond Rolled CurbGutterColored ConcreteRunning Bond 1976 Looking East 2017 Looking East URBAN PARK Urban parks are characterized by linear landscape spaces with channels and a mature forest. Hyman and Cooper Avenues share a common form and arrangement of features, laid out in a consistent rhythm and pattern. Each is composed of a three-part arrangement, where a consistent built edge defines the space on both sides. Adjacent to the built edge are broad linear walkways of 20’ feet wide. Linear landscape areas abut each walkway, and define these as well as a narrower central walkway of 15’ feet wide. The walkways are all paved in brick, set in a running bond pattern that follows the linear form of the space. Characteristic features include ‘antique lights’ at intersections with nodes and mid-block, and wood benches. The two linear landscape spaces extend the length of each avenue, creating a characteristic three-part arrangement. Each consists of the same cross section where the outer edge is a brick gutter set adjacent to a rolled curb that extends up to the landscape area. This space, 7 feet in width, includes a central water channel that meanders along the full length. Along its edges are lawn and tree plantings. The inner edge is a rolled curb. The consistent use of brick in the paving, gutter, and rolled curb creates one continuous aesthetic. Brick paved bridges cross each landscape space at select locations, in an alternating pattern creating movement into the space as opposed to providing through routes. Plantings along each urban park are similar, with linear plantings located in the landscape spaces and consisting of aspens, narrowleaf cottonwoods, evergreens and areas of perennials. Original design drawings recommended singular lines of narrowleaf cottonwoods, which were replaced with a similar palette of vegetation to what remains today. scale 1”=10’ 0’5’10’20’ HYMAN AVENUNEMALL URBAN PARK - HYMAN AVENUE MALL P44IV.A. 39 Aspen Historical Society, 1978 Mundus Bishop, 2016 Nick DeWolf Foundation, 1977 HYMAN AVENUE MALL ORIGINAL CONSTRUCTION TOP RIGHT PRESENT-DAY BOTTOM RIGHT ORIGINAL CONSTRUCTION LEFT Aspen Historical Society, 1978 Mundus Bishop, 2016P45 IV.A. 40 | Site Analysis Hyman Avenue Original Construction - Built Features, Mundus Bishop, 2017. Hyman Avenue Present-Day - Extant Features, Mundus Bishop, 2017. N scale 1”=30’ 0’15’30’60’ HYMAN AVENUE MALL P46IV.A. 41 Mundus Bishop, 2016 HYMAN AVENUE MALL Denver Public Library, no date Nick DeWolf Foundation, 1978 ORIGINAL CONSTRUCTION TOP RIGHT PRESENT-DAY BOTTOM RIGHT ORIGINAL CONSTRUCTION LEFT P47IV.A. 42 | Site Analysis A ACCBColored ConcreteRunning Bond GutterRolled CurbRunning Bond Rolled CurbGutterColored ConcreteRunning Bond 1976 Looking East 2017 Looking East COOPER AVENUE MALL scale 1”=10’ 0’5’10’20’ Hyman Avenue Mall and Cooper Avenue Mall both retain integrity in all aspects. The form and arrangement of spaces and features on Hyman Avenue most closely resembles the original construction. In addition to the extent of original brick paving and features that remain, many original wood benches remain in original locations. Cooper Avenue is very similar to the original construction with only minor modifications, primarily the loss of original benches. The introduction of perennials as individualized plantings (vs along the entire length) disrupts the original linear character. Incremental changes to each avenue are beginning to diminish integrity in design, materials and workmanship. These changes include asphalt patches at bridge crossings and modifications at building entries to facilitate universal access, and large temporary installations in the central walkway that visually and physically disrupt the characteristic flow and pattern. Current issues impacting integrity: • Current methods to make bridges universally accessible impacts brick gutters • Current methods for adjacent accessibility into buildings • Temporary installations interrupt the characteristic form and pattern Key design considerations / Potential guidance: • Orchestrating movement with placement of bridges into and between spaces instead of ‘through’ routes • Retain a consistency of ground plane (color, texture) • Emphasize linear spaces with continuity even as space needs change vs creating a series of individual spaces • Retain contributing features / details – brick gutter, rolled curb COOPER AVENUNEMALLP48 IV.A. 43 Aspen Historical Society, 1977 Mundus Bishop, 2016 COOPER AVENUE MALL Aspen Historical Society, 1979 ORIGINAL CONSTRUCTION LEFT ORIGINAL CONSTRUCTION TOP RIGHT PRESENT-DAY BOTTOM RIGHTP49 IV.A. 44 | Site Analysis Cooper Avenue Original Construction - Built Features, Mundus Bishop, 2017. Cooper Avenue Present-Day - Extant Features, Mundus Bishop, 2017. COOPER AVENUE MALL N scale 1”=30’ 0’15’30’60’ ORIGINAL CONSTRUCTION PRESENT-DAYP50 IV.A. 45 COOPER AVENUE MALL ORIGINAL CONSTRUCTION TOP RIGHT Nick DeWolf Foundation, 1977 Mundus Bishop, 2016 Aspen Historical Society, 1979 ORIGINAL CONSTRUCTION LEFT PRESENT DAY BOTTOM RIGHTP51 IV.A. 46 | Site Analysis A ACCBColored ConcreteRunning Bond GutterRunning Bond GutterColored ConcreteRunning Bond Running Bond Tree Well Tree Well Tree Well 1976 Looking North 2017 Looking North scale 1”=10’ 0’5’10’20’ MILL STREETMALL -NORTH URBAN PLAZA - MILL STREET MALL NORTH URBAN PLAZA Mill Street and Galena Street are both urban plazas, although each has its own characteristic pattern. As urban plazas, the two streets share similar arrangements and features. Each is a three-part composition consisting of a central walkway defined by tree bosquets with continuous brick paving set in a running bond pattern that follows the linear street. Beginning in the 1990s, flower plantings became an integral part of the urban plazas. Baskets were added to light poles, perennials and annuals were planted in tree wells, and pots of flowers were added to the streets. MILL STREET Mill Street is two full blocks in length, oriented north south, and extending from Hyman to Durant Avenues. It is generally characterized by a central walkway, flanked on both sides by bosquets of trees set in individual tree wells. Along the outer edges, are brick paved walkways. This central walkway defined by two brick gutters extends for the length of Mill Street, interrupted at the Wagner Node. The north section of Mill Street from the Wheeler Node to Hyman Avenue consists of two bosquets of ornamental trees, one on either side of the central walkway, each with two rows of trees. Brick paving extends across the entire cross section. From Hyman Avenue to the Wagner Node, the west edge changes to include the playground and restroom building. The central walkway continues with a bosquet of trees on the east edge. From the Wagner Node to Durant Avenue, the pattern of a central walkway flanked by trees is re-established. Low steel fences surround each tree well on Mill Street. Flowers are planted under the trees each summer. Although these are small features, they visually interrupt the cohesive ground plane and sense of an urban plaza. Functionally, they assist in keeping people, pets and trash out of the tree wells. P52IV.A. 47 MILL STREET MALL- NORTH Nick DeWolf Foundation, 1990 Mundus Bishop, 2016 MILL STREET - NORTH Mill Street remains similar to the original construction in certain areas and aspects. It remains as one linear space, although its original continuity has been reduced. The north section retains the original pattern of a central walkway with a bosquet of trees in tree wells, in which original crabapple trees remain. Two replacement trees differ in character from the crabapples, diminish the form of the bosquet. The section with the most modifications is between Hyman and Cooper avenues. The west edge was originally built with a children’s play structure that extended into Wagner Park and a small restroom building. These were both replaced in the 2000s with larger features set in rectilinear patterns. The uses remain the same but the change in the scale of the additions unintentionally serves to separate the north section from the rest of the plaza and adjacent park, and visually narrows Mill Street’s central walkway. The central space appears even narrower in summer months when outdoor uses line some of the spaces adjacent to the buildings. PRESENT-DAY BOTTOM RIGHT MILL STREET, 1990S TOP RIGHT P53IV.A. 48 | Site Analysis Mill Street Original Construction - Built Features, Mundus Bishop, 2017. Mill Street Present-Day - Extant Features, Mundus Bishop, 2017. MILL STREET MALL N scale 1”=30’ 0’15’30’60’P54IV.A. 49 MILL STREET MALL Mundus Bishop, 2016 Mundus Bishop, 2016 PRESENT-DAY TOP RIGHT PRESENT-DAY BOTTOM RIGHTP55 IV.A. 50 | Site Analysis C CBColored ConcreteRunning Bond GutterRunning Bond GutterTree Well 1976 Looking North 2017 Looking North Tree Well Tree Well Tree Well Running Bond A Running Bond Running Bond MILL STREET MALL- SOUTH scale 1”=10’ 0’5’10’20’ MILL STREETMALL -SOUTH MILL STREET - SOUTH The south section of Mill Street remains similar to the original construction and retains integrity. Original design drawings indicated silver maples as the tree species for this bosquet. Today it is a mix of species of varied heights, forms and character with a missing tree. This mismatch of species diminishes the intent of having a cohesive grove of trees. Two trees at the northeast corner connecting to Cooper Avenue were eliminated during the 1976 construction to accommodate an underground tank. Adjacent to this, also on the east edge, was a landscape area between the plaza and the building. A series of concrete planters were added to this space after the original construction, resulting in a barrier and impassable edge. Current issues impacting integrity: • Mill Street has changed the most of all Mall spaces • Small scale features (non-hisotric) interrupt visual character • Mixed tree species and mixed sized diminish the bosquets • Temporary installations interrupt the characteristic form and pattern of Mill Street Key design considerations / Potential guidance: • Holistic modifications considering spatial arrangements (of which paving helps to define) should be done vs individual spaces being redesigned • Orchestrate movement and views using the original design intent • Retain a consistency of ground plane in color, texture, scale, etc. • Emphasize connected linear spaces and connections at nodes • Create cohesive spaces vs a series of individualized spaces • Retain / repair contributing features / details – brick paving, brick gutters, brick tree wells, wood benches before replacement • Repair / retain fountainsP56 IV.A. 51 MILL STREET MALL - SOUTH Aspen Historical Society, 1978 Mundus Bishop, 2016 Aspen Historical Society, 1984 PRESENT-DAY TOP RIGHT PRESENT-DAY BOTTOM RIGHT ORIGINAL CONSTRUCTION LEFT P57IV.A. 52 | Site Analysis A ACCBColored ConcreteRunning Bond GutterRolled CurbRunning Bond Rolled CurbRolled CurbColored ConcreteRunning Bond Tree Well Tree Well 1976 Looking North 2017 Looking North GALENA STREET MALL scale 1”=10’ 0’5’10’20’ GALENASTREETMALL GALENA STREET Galena Street is just one block in length (a second block to the north in the original design was never built), and extends from Cooper Avenue to Durant Avenue. It is characterized by a central bosquet of trees set in large brick tree wells, flanked by brick walkways on either side. The bosquet is actually two groves of trees of two rows each, divided by a brick walkway that extends through the center. This creates a three-part composition for Galena Street. Galena Street is very similar to its original construction. The form and arrangement of the street remains with one addition: the community fire hearth. It is set in a location where two trees were originally intended but not installed. Instead a large vault was installed below grade. The placement and character of the information kiosk somewhat diminishes Galena Street’s integrity. As with the other spaces, the consistent use of brick in the paving, gutter, and tree wells creates one continuous aesthetic. Current issues impacting integrity: • Galena Street retains integrity as it remains similar to the original construction • The fire hearth is a new feature placed within the original tree pattern in locations where trees were never planted • The kiosk slightly diminishes the integrity of Galena Street Key design considerations / Potential guidance: • Holistic modifications considering spatial arrangements (of which paving helps to define) should be done vs individual spaces being redesigned • Orchestrate movement and views using the original design intent • Retain a consistency of ground plane in color, texture, scale, etc. • Retain / repair contributing features / details – brick paving, brick gutters, brick tree wells, wood benches • If future expansion is considered (possibly in areas designed but not built) respect the original design intent but create spaces of their own time and place. P58IV.A. 53 Mundus Bishop, 2016 Aspen Historical Society, 1990 Mundus Bishop, 2016 GALENA STREET MALL PRESENT-DAY BOTTOM RIGHT PRESENT-DAY TOP RIGHT 1990S LEFT P59IV.A. 54 | Site Analysis Galena Street Original Construction - Built Features, Mundus Bishop, 2017. Galena Street Present-Day - Extant Features, Mundus Bishop, 2017. GALENA STREET MALL N scale 1”=30’ 0’15’30’60’ ORIGINAL CONSTRUCTION PRESENT-DAYP60 IV.A. 55 Mundus Bishop, 2016 Mundus Bishop, 2016 Mundus Bishop, 2016 GALENA STREET MALL PRESENT-DAY LEFT PRESENT-DAY TOP RIGHT PRESENT-DAY BOTTOM RIGHTP61 IV.A. 56 | Site Analysis Wheeler Node Present-Day - Extant Features, Mundus Bishop, 2017. Wheeler Node Original Construction - Built Features, Mundus Bishop, 2017. N scale 1”=30’ 0’15’30’60’ WHEELER NODE NODES The connections between the Mall and downtown, and the linkages between urban parks and urban plazas are three nodes: Wheeler, Wagner and Independence. Wheeler and Independence are at vehicular intersections, marking the entry into the Mall. Wagner is set at the intersection of Mill Street and Cooper Avenue, and connects to Wagner Park. All three spaces are characterized by large expanses of brick paving, set on as diagonal pattern to the avenues and streets. Each has its own individualized features including the fountain at Wheeler, Sister Cities plaza at Wagner, and an information kiosk at Independence. The nodes were identified as such on the original design drawings. WHEELER NODE Located at Hyman Avenue and Mill Street, Wheeler Node visually serves as a main entry into the Mall, punctuated by the Dancing Fountain at its southern edge. The plaza is at the apex of multiple pedestrian routes. The space is characterized by continuous brick paving set on a diagonal, with bands of greyish black defining squares of red bricks. The diagonal pattern intersects with Hyman Avenue to the east and Mill Street to the south. This visual continuity reinforces the linearity of Mill Street, making the two appear as a continuous space. The consistent use of brick in the paving, and the surround of the fountain continues the characteristic aesthetic. The Dancing Fountain is an iconic feature of the Wheeler Node, and the Mall in general. The rectangular space was originally built in 1976 as a storm water vault with the same grate, set at a low point to collect drainage. A similar system was built at the same time at the southern end of Mill Street (no longer extant). In 1979 local sculptor Travis Fulton and computer wiz Nick DeWolf repurposed the storm inlet as the Dancing Fountain. P62IV.A. 57 WHEELER ORIGINAL CONSTRUCTION TOP RIGHT PRESENT-DAY BOTTOM RIGHT Mundus Bishop, 2016 Nick DeWolf Foundation, 1977 Wheeler remains very similar to the original construction. The brick paving is in place along with the Dancing Fountain, which has been repaired but its original grate and rectangular opening remain. Current issues impacting integrity: • Wheeler Node remains very similar to the original construction • Views and physical connections to the park have been modified from the original construction, diminishing integrity Key design considerations / Potential guidance: • Holistic modifications should be considered including spatial, ground plane, plantings, etc. • Wheeler Node and Mill Street Mall should be considered together in any future modifications • The information kiosk, and other temporary features, interrupts the spatial pattern of the Wheeler Node, slightly diminishing its integrity • Retain a consistency of ground plane in color, texture, scale, etc. • Create cohesive connections vs a series of individualized spaces • Retain contributing features / details – brick paving, brick gutters, brick tree wells, views • If future expansion is considered (possibly in areas designed but not built) respect the original design intent but create spaces of their own time and place. P63IV.A. 58 | Site Analysis WAGNER Wagner Node Present-Day - Extant Features, Mundus Bishop, 2017. Wagner Node Original Construction - Built Features, Mundus Bishop, 2017. N scale 1”=30’ 0’15’30’60’ WAGNER NODE The central space of Mill Street is the Wagner Node. It links the two sections of Mill Street, and connects to Cooper Avenue and Wagner Park. The space includes Sister Cities Plaza, a circular bench and the Clock Tower. This more recent plaza interrupts the original brick paving set on a diagonal, which has bands of greyish black defining squares of red bricks characteristic of all the nodes. Sister Cities Plaza is a circular form defined by a wide concrete band with an interior of brick paving in a herringbone pattern. Bands of inlaid marble extend across the plaza engraved with the names of Aspen’s sister cities. The Clock Tower is set on the southwest edge of the plaza. The circular bench borders a portion of the south side. At the time of the 1976 construction, all three nodes were of a similar scale and shared the same diagonal brick paving pattern. This created a cohesive aesthetic and simple pattern of movement that showcased views to key places, such as Wagner Park. The introduction of the circular form of the Sister Cities Plaza, its change in materials and orientation to the side of the space interrupts the continuity of the Wagner Node. The Wagner Node has diminished integrity in feeling, design and association. Current issues impacting integrity: • Wagner Node has changed the most of all Mall spaces – newer pattern is counter to continuous aesthetic • Views and physical connections to the park have been modified from the original construction, diminishing integrity Key design considerations / Potential guidance: • Holistic modifications should be considered including spatial, ground plane, plantings, etc. • Wagner Node and Mill Street should be considered together in any future modifications • Wagner Node might offer the most opportunity for modifications as it has changed the most of all spacesP64 IV.A. 59 Mundus Bishop, 2016 Mundus Bishop, 2016 Mundus Bishop, 2016 WAGNER PRESENT-DAY LEFT PRESENT-DAY TOP RIGHT 1997 BOTTOM RIGHTP65 IV.A. 60 | Site Analysis Independence Node Present-Day - Extant Features, Mundus Bishop, 2017. Independence Node Original Construction - Built Features, Mundus Bishop, 2017. N scale 1”=30’ 0’15’30’60’ INDEPENDENCE NODE The Independence Node links Galena Street and Cooper Avenue, and connects the Mall to the downtown on the east. The space visually serves as an entry into the Mall, and is characterized by continuous brick paving set on a diagonal, with bands of greyish black defining squares of red bricks. An information kiosk is located near the intersection with Cooper Avenue. Design drawings for Independence ‘node’ or ‘plaza,’ originally envisioned the plaza paving and features to extend across Galena Street to the east. Two square, brick edged fountains were to be installed to create a cohesive central space. This design was not implemented, and drawings were reissued in July 1976 noting the current plaza. Independence retains integrity, with only minor intrusions on the original character, including the scale, style and location of the information kiosk. Current issues impacting integrity: • Independence Node remains similar to its original construction • The information kiosk interrupts the spatial pattern of the Independence Node, slightly diminishing its integrity • Temporary installations interrupt the open character of this node Key design considerations / Potential guidance: • Holistic modifications should be considered including spatial arrangements, ground plane or paving, etc. • Retain a consistency of ground plane in color, texture, scale, etc. • Emphasize connections at nodes • Create cohesive connections vs a series of individualized spaces • Retain contributing features / details – brick paving, brick gutters, brick tree wells, views • If future expansion is considered (possibly in areas designed but not built) respect the original design intent but create spaces of their own time and place. WAGNER NODE P66IV.A. 61 Mundus Bishop, 2016 Mundus Bishop, 2016 INDEPENDENCE Mundus Bishop, 2016 PRESENT-DAY LEFT PRESENT-DAY TOP RIGHT PRESENT-DAY BOTTOM RIGHTP67 IV.A. 62 | Site Analysis Aspen Pedestrian Mall, 1977 Mundus Bishop, 2016 FEATURES AND MATERIALS BRICK MATERIALS The most characteristic feature of the Mall is the consistent ground plane of brick paving that extends throughout all of the Mall’s spaces in similar repetitive patterns. In addition to the paving, brick is the primary material of gutters, rolled curbs and tree wells in all of areas of the Mall. This continuity of material, along with the linear built edge of multi-storied buildings, gives the Mall a distinctive spatial character. 5 different types of bricks are repurposed from historic pavers. Some bricks are known to be sourced from two companies, the ‘Egyptian’ from the Murphysboro Paving Brick Company of Illinois, and ‘Culver Block’ manufactured by the Wabash Clay Company of Veedersburg, Indiana with a patent date of 1901. Two colors of brick create the characteristic patterns of the Mall, arranged in two general ways. Linear expanses of paving are a running bond pattern consisting of a field mix of the two colors. Diagonal patterns of brick paving define the nodes, in which greyish black brick paving define squares of red bricks. Most bricks are embossed with a series of horizontal and vertical grooves (making them slip resistant). Others are stippled with no imprinting. A select number of bricks are aligned as bands. Current issues impacting integrity: • Small incremental changes to features • Removal of original features or replacement with very different styles of features (i.e., circular bench) • Temporary installations along Cooper and Hyman avenues, and Mill Street Mall threaten features Key design considerations / Potential guidance: • Acknowledging the original features as key components in patterns and the holistic character of the Mall should inform future modifications and design decisions • Repair original features in a manner that retains original material first (replace in-kind second), maintains a consistency of ground plane (color, texture) • Retain / repair contributing features / details – brick paving, brick gutters, brick tree wells,, etc. ORIGINAL CONSTRUCTION TOP RIGHT ORIGINAL CONSTRUCTION BOTTOM RIGHTP68 IV.A. 63 BRICK MATERIALS PRESENT-DAY BOTTOM RIGHT ORIGINAL CONSTRUCTION TOP RIGHT BRICK PAVING PLAN AND SECTION LEFT Mundus Bishop, 2016 Design Development (A Drawings), April 1976 Aspen Historical Society, 1976P69IV.A. 64 | Site Analysis BRICK MATERIALS Design Development (A Drawings), April 1976 Mundus Bishop, 2016 DETAIL AT DRAIN INLET LEFT ROLLED CURB RIGHT TREE WELL BOTTOM RIGHT WHEELER NODE GUTTER, 2016 BOTTOM LEFT Design Development (A Drawings), April 1976 Design Development (A Drawings), April 1976P70 IV.A. 65 BRICK MATERIALS PRESENT-DAY BOTTOM RIGHT ORIGINAL CONSTRUCTION TOP RIGHT BRIDGE DETAIL TOP LEFT Aspen Historical Society, 1985 Design Development (A Drawings), April 1976 Mundus Bishop, 2016Design Development (A Drawings), April 1976 BRICK GUTTER BOTTOM LEFT Aspen Historical Society, 1980 P71IV.A. 66 | Site Analysis BRICK MATERIALS ORIGINAL CONSTRUCTION BOTTOM LEFT, BOTTOM RIGHT Aspen Historical Society, 1976 SCUPPER DETAIL AND PLAN TOP RIGHT Design Development (A Drawings), April 1976 SECTION AT FOUNTAIN LEFT Design Development (A Drawings), April 1976 Aspen Historical Society, 1978P72 IV.A. 67 BRICK MATERIALS FEATURES As with all successful urban spaces, function and use are integral to the Mall. A series of benches provide seating and respite, lighting provides wayfinding, and define entrances to spaces, gutters provide for storm water runoff, and others such as rolled curbs and tree wells create the characteristic elements of the Mall. These features create another layer of continuity that defines the Mall’s character The original construction included many wood benches built of two designs, one with a back and another without. Many of these benches remain in original locations, with the most along Hyman Avenue. Wood benches with a back are characteristic of Hyman and Cooper Avenues, and are situated across the brick gutter. On Galena and Mill Streets, wood benches are backless. In all, 29 of the originally installed benches remain; although not in original locations. ‘Antique lights’ accentuate the ends of each street and avenue, and define the edges of each node. These lights were integral to the original construction, and most remain today in their original locations. Lights at the ends typically include three fixtures, in contrast to mid-block lights that are one fixture. The 1976 design documents do not include mid-block lights. These documents refer to the lights as ‘antique light’. Photographs from as early as 1979 note mid-block lights were also installed on Hyman and Cooper avenues. The most important small scale features of the Mall are those that are integrated with the spatial arrangement of each original space including urban parks and urban plazas. These features are the brick gutter, brick rolled curb and brick tree well. Each is an individual detail with a specific purpose, but each is also an integral component of the overall design. Current issues impacting integrity: • Small incremental changes to features • Removal of features or replacement with very different styles of features • Temporary installations along Cooper Avenue, Hyman Avenue, and Mill Street that threaten original features Key design considerations / Potential guidance: • Acknowledging that these features are key components in the patterns and holistic character of the Mall • Repair features in a manner that retains original material first (replace in-kind second), maintain a consistency of ground plane (color, texture) • Retain contributing features / details – brick paving, brick gutters, brick tree wells Aspen Historical Society, 1982 WOOD BENCHES PRESENT-DAY BOTTOM RIGHT WOOD BENCHES ORIGINAL CONSTRUCTION TOP RIGHT Mundus Bishop, 2016P73IV.A. 68 | Site Analysis FEATURES Design Development (A Drawings), April 1976 ‘ANTIQUE LIGHT’ BASE TOP LEFT ORIGINAL CONSTRUCTION TOP RIGHT ORIGINAL CONSTRUCTION BOTTOM RIGHT Denver Public Library, 1978 Design Development (A Drawings), April 1976 Design Development (A Drawings), April 1976 LOW LEVEL LIGHTS BOTTOM LEFTP74 IV.A. 69 BRICK MATERIALS Mundus Bishop, 2016Mundus Bishop, 2016 Mundus Bishop, 2016 DINING ON COOPER AVENUE LEFT DINING ON MILL STREET TOP RIGHT DINING ON MILL STREET BOTTOM RIGHTP75 IV.A. 70 | Site Analysis 1976 Proposed Tree 1979 Tree Location Legend 1976 Tree Well Location 1976 Tree Well Removed Landscaped Area 1976 Tree Well Reworked During Design / Construction of Tank Missing Tree Original construction drawings indicated tree bosquets on Mill Street and Galena Street. Silver maple trees were intended to be planted on Mill Street and crabapple trees on Galena Street. A linear pattern of narrowleaf cottonwoods (shade trees), interspersed with quaking aspen, pinyon pine and blue spruce and a groundcover of sod, was intended along Cooper Avenue and Hyman Avenue. Annuals were noted but were not shown on the drawings. The 1976 drawings noted a few trees in existence at the time of construction. These were planted prior to the development of mall, and were primarily associated with previous sidewalks, (street trees). They were primarily green ash trees. Tree bosquets on Mill and Galena streets remain very similar to the 1976 construction with some missing trees, a change in species in some areas, and some newer plantings. Galena Street trees remain most similar and most are likely original plantings. North Mill Street is primarily crabapple trees as originally intended but has some infill trees of different species. South Mill Street has the greatest mix of species and forms, and does not appear as a cohesive bosquet. Aerial photographs and site images from the late 1970s / early 1980s indicate a planting pattern and mix of species on Hyman and Cooper avenues that differed from the 1976 design drawings. Instead of a linear planting of primarily narrowleaf cottonwoods interspersed with other species, tree plantings were a mixture of these same species in a somewhat more informal pattern. Many of the trees planted in the late 1970s remain in place, in varied condition, along Hyman and Cooper avenues. They create a distinctive pattern that is generally linear but not straight, accomplished through an informal arrangement composed of a mix of species. The tree patterns and forms contribute to the integrity of the Mall. TREE ANALYSIS P76IV.A. 71 FEATURES Trees 1979, Mundus Bishop 2017 Existing Trees 2016, Mundus Bishop 2017P77IV.A. 72 | Site AnalysisP78 IV.A. 73 LAND USE + OWNERSHIPP79 IV.A. 74 | Site Analysis scale 1”=100’ 0’50’100’200’ LEGEND scale 1”=100’N LAND USE Public Use Facilities Parks + Open Space Office Parcel Boundary Restaurant Retail Occupiable Public Space (124,573) Planted Areas (Beneath Canopy) Residential + Lodging ALLEY Other (Theater, Municipal, etc.)RESTROOMPLAYPUBLIC FOUNTAIN PUBLICFOUNTAINE DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETCOOPER AVENUES GALENA STREETRUBEY PARK TRANSIT CENTERP80 IV.A. 75 ADJACENT HISTORIC BUILDINGS Parcel Boundary Historic Buildings LEGEND Not only will the Mall have a historic landmark designation, seven buildings fronting the Mall are also historic. DANCING FOUNTAIN E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETRUBEY PARK TRANSIT CENTER KAI DAVISFOUNATINP81IV.A. RUBEY PARK TRANSIT CEN- 76 | Site Analysis scale 1”=100’ 0’50’100’200’ scale 1”=100’N LEGEND To understand pedestrian access from the Mall to adjacent buildings, the survey work must capture the Finished Floor Elevation of buildings along the Mall frontages. To guide future construction phases of the Mall, the team would like to install small, prism-monitoring-systems on the facade of the adjacent buildings. These small prisms will be used to confirm the Finished Floor Elevation and establish a baseline over the course of multiple seasons. Any potential movement could be monitored through the life of the project. The prisms will be installed in places agreeable to the building owner. E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY 1 2 3 4 5 6 87 9 10 11 12 13 14 15 16 17 18 19 20 21 23 24 25 27 28 29 30 31 32 33 34 35 36 38 39 40 26 22 37 PROPERTY SURVEY KEY 41 43 44 45 46 47 48 50 51 52 54 Buildings ideal for prisms49 42 53P82 IV.A. 77 RUBEY PARK TRANSIT CEN- E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY 1 2 3 4 5 6 87 9 10 11 12 13 14 15 16 17 18 19 20 21 23 24 25 27 28 29 30 31 32 33 34 35 36 38 39 40 26 22 37 DEVELOPMENT ON MALL 41 42 43 44 45 46 47 48 50 51 52 53 54 49 scale 1”=100’ 0’50’100’200’ scale 1”=100’N Land Use Applications Permit Applications LEGEND Eleven buildings on the Mall are proposed for redevelopment. A clear vision for the Mall’s redevelopment will be critical for conversations with redevelopment properties. Construction sequencing will also be important. P83IV.A. 78 | Site Analysis BUSINESS INVENTORY - HYMAN LEGEND Office Restaurant Retail Residential + Lodging Other Study Area (Theater, Municipal, etc.) JUSTICE WHEELER GREY LADY CURIOUS OFFICE PANERAI APARTMENTS AUDEMAR’S OMNIBUS OMNIBUS HOPS CULTURE ASPEN ESTATES APARTMENTS ANNETTE’S APARTMENTS MONCLER CHA CHA PSYCHIC INTERMIX SALON WA G N E R P A R K HY M A N A V E N U E CO O P E R A V E N U E PED E S T R I A N A L L E Y 9 8 13 14 15 17 35 24 26 31 34 29 33 10 MILL S T R E E T 36 NY PIZZA SOTHEBY’S CALYPSO ST. GREEN AJAX DONUTS ART TEE GALLERY ELK MTN ASPEN T-SHIRT SPORTS MAGASIN RESIDENCE JET SET AG COS BAR ASPEN INQUIRE 11 12 16 30 27 28 32 The primary land uses on the ground level are retail uses. Hyman contains the greatest concentration of restaurant frontages (on the north side). P84IV.A. 79 BUSINESS INVENTORY - COOPER RHYNO’S LEGEND WA G N E R P A R K HY M A N A V E N U E COO P E R A V E N U E PED E S T R I A N A L L E Y RU B E Y P A R K 44 53 Office Restaurant Retail Residential + Lodging Other Study Area (Theater, Municipal, etc.) 25 39 40 41 42 43 49 MILL S T R E ET 46 2 APARTMENTS PARADISE BAKERY P E 101 CASA TUA PISMO PHOTO FREE PRESS RED ONION JIMMY’S BODEGA ROCKY MTN CHOCLOLATE KJUS SHOP NORTH FACE MARCH RICHARDS MARU ASPEN BASALT BIKE + SKI ASPEN TAYLOR POWDER KEG ZEMA LINGERIE COS BAR GORSUCH RALPH LAU- SNQ SPORT 50 51 STEFAN KAELIN AETHER 52 54 Cooper is primarily retail frontages with the exception of the Red Onion and Casa Tua restaurants. Rhyno’s restaurant is part of a redevelopment project. P85IV.A. EMERGENCY ACCESS 80 | Site Analysis EXISTING PLANTERS CONFLICT WITH FIRE TRUCK TURNING MOVEMENT. NO RIGHT TURN FROM MILL. ACCESS IS FROM COOPER ONLY. FIRE PIT MOST OFTEN RAISES ISSUES FOR APD TO RESPOND TO. ACCESS IN BOTH DIRECTIONS CENTER IS UNDESIRABLE FOR FIRE ACCESS SINGLE ACCESS DIRECTION ACCESS IN BOTH DIRECTIONS ACCESS IN BOTH DIRECTIONS CENTER IS UNDESIRABLE FOR FIRE ACCESS ALLEYS ARE DIFFICULT FOR FIRE ACCESS Fire and emergency access notes: • Fire lane: 20’ width (16’ width, case by case) • 3-story buildings need direct, adjacent access. • 2-story buildings are reachable by fire hose across the center aisles (streams and center trees). • Trees will be cut down in emergencies where they impede emergency response. • Some tree limbs have grown to impede emergency response in some 2 and 3-story window conditions. This can be resolved with selective pruning and working closely with the City Forester. • Ambulance and police vehicles will follow access requirements for fire. • Police drive onto the Mall in emergencies. This most often occurs at night. • Police often respond to fights or nuisance calls which originate from the fire pit. • Alleys are designated for emergency access, however, they are frequently blocked by delivery trucks and waste management receptacles. SOUTH SIDE ACCESS IS DESIRABLE TO REACH 3-STORY BUILDINGS WITH FIRE LADDER WITH FIRE LADDER TRUCK FIRE HOSE CAN REACH 2-STORY STRUCTURES FROM SOUTH SIDE AFD ERECTS MANUAL LADDERS FIRE HOSE CAN REACH 2-STORY STRUCTURES FROM SOUTH SIDE AFD ERECTS MANUAL LADDERS E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY P86IV.A. 81 NO FIRE ACCESS ADJACENT TO TREES IN GRATE TREE CANOPY OVER CENTER AISLE PRESENTS ACCESS CHALLENGES BIKE STORAGE NOT PERMITTED (COULD IMPEDE ACCESS) SECURITY CAMERA IN CLOCK TOWER (NOT HOOKED UP) TREE LIMBS IMPEDE ACCESS TO UPPER STORY WINDOWS TREE LIMBS IMPEDE ACCESS TO UPPER STORY WINDOWS NO ISSUE WITH LIGHT LOCATIONS PLANTERS IMPEDE FIRE TRUCK TURNING MOVEMENTSP87 IV.A. 82 | Site Analysis OFFICE PANERAI AUDEMAR’S OMNIBUS GREEN DRAGON HYMAN AVENUE BLOCK FACE BUILDING FRONTAGES BUILDING FRONTAGES ASPEN T-SHIRT GREEN DRAGON ART TEE GALLLERYP88 IV.A. 83 HOPS CULTURE ANNETTE’SMONCLER CHA CHA SALON CHA CHA SALON MONCLER The frontage edge conditions vary on the Mall. The north side of Hyman has the greatest variation, however, redevelopment of two buildings could change the edge conditions. All but two buildings on the south side are proposed for redevelopment. Retail frontages on Hyman benefit from visibility to storefront windows. The restaurants benefit from outdoor seating arrangements. SEE SECTION6 CLUB MONACOCALYPSOMAGASIN SOTHEBY’SP89 IV.A. 84 | Site Analysis BASALT BIKE AND SKI AETHER ALL NATURAL PET THE NORTH FACE ROCKY MOUNTAIN CHOCOLATE FACTORY KJUS SHOP IN SHOP GORSUCH ASPEN SPORTS COOPER AVENUE BLOCK FACE BUILDING FRONTAGES BUILDING P90IV.A. 85 ROCKY MOUNTAIN CHOCOLATE FACTORY THE RED ONION TESLA JITROIS KEMO SABE PISMO ART GALLERY CASA TUA Cooper sees a great deal of frontage variation. Two buildings are proposed for redevelopment. Retail frontages on Cooper benefit from visibility to storefront windows. SEE SECTION2 P91IV.A. 86 | Site Analysis 29.57' URBAN TYPOLOGY SECTIONS 1 2 3 PARK PLANTED PEDESTRIAN ALLEY PRIVATE PED.PED.STREET FLOOR FLOOR FLOOR THREE FLOOR TWO FLOOR ONE FLOOR TWO FLOOR ONE PEDES-PLANTED PLANTED PEDES-SEATING SEATING DITCH DITCH FLOOR TWO FLOOR ONE FLOOR ONE PEDES-PEDES-PEDES-PEDES-PEDES-PLANTED PLANTED PLANTED 32 FEET 12 FEET17 FEET 6’5’4’ 27 FEET 5’8.5’9’4’8.5’5’27 FEET 11’5’17’5’18’5’10’5’7’ PEDESTRIAN ALLEY HYMAN AVE MILL ST BOSQUEP92 IV.A. 87 29.57'29.57'4 5 6 PLANTED PEDES-PLANTED PLANTEDPEDES-PLAZA FLOOR TWO FLOOR ONE FLOOR TWO FLOOR ONE FLOOR THREE FLOOR TWO FLOOR ONE FLOOR THREE FLOOR TWO FLOOR ONE PLANTED PLANTEDPEDES-PEDES-PEDES- PEDES-PEDES-PLANTEDSEATING DITCH PLANTED SEATING DITCH 60 FEET27 FEET30 FEET 6 FEET 6 FEET 5’5’21 FEET 27 FEET30 FEET 27 FEET 5’8.5’9’4’8.5’5’27 FEET SISTER CITIES PLAZA GALENA BOSQUE COOPER AVEP93 IV.A. 88 | Site AnalysisP94 IV.A. 89 PROGRAMMING, PLACEMAKING, + OPERATIONS AND MAINTENANCEP95 IV.A. 90 | Site Analysis CREATING A GREAT DESTINATION A great destination has at least 10 places within it, each with 10 things to do. To be successful, cities need destinations. They need destinations that give an identity and image to their communities, and that help attract new residents, businesses, and investment. But they also need strong community destinations for people to go to. A destination might be a downtown square, a main street, a waterfront, a park, or a museum. Cities of all sizes should have at least 10 destinations where people want to be. What makes each destination successful is that it has multiple places within it. For example, a square needs at least 10 places: a café, a children’s play area, a place to read the paper or drink a cup of coffee, a place to sit, somewhere to meet friends, or more. Within each of the places, there should be at least 10 things to do. Cumulatively, these activities, places and destinations are what make a great city. PPS calls this big idea the “Power of 10.” It is the role of Placemakers to encourage everyone to think about what’s special in their communities. How many quality places are located nearby, and how are they connected? Are there places that should be more meaningful but aren’t? Answering these questions can help residents and stakeholders determine—both individually and collectively—where they need to focus their energies. The Power of 10 offers an easy framework that motivates residents and stakeholders to revitalize urban life, and it shows that by starting efforts at the smallest scale you can accomplish big things. The concept also provides people with something tangible to strive for and helps them visualize what it takes to make their community great. The City of Aspen is blessed with more than ten great destinations and the Aspen Pedestrian Mall is one of the best. The mall currently is a powerful demonstration of the “Power of Ten” and PPS has often used it to show other cities a model of good Placemaking. In thinking about rebuilding the Aspen Pedestrian Mall, and it is important to understand what is working now and should be preserved, and what can be improved. Even Aspen can make improvements! POWER OF 10+P96IV.A. 91 Wheeler Opera House RETAIL ZONE GALENA PLAZA WAGNER PARK MILL STREET GATEWAY MUSIC Popcorn Dancing Fountain Playground Restrooms Sister Cities Fountain Fire Pit Info Kiosk COOPER AVENUE Info Kiosk EXISTING PLACEMAKING ACTIVATION • The Mall has a variety of user groups; visitors/ tourists, workforce, youth, families and downtown residents. • Visitors and tourists are should be the primary focus of the Mall’s events and activities. • The existing levels of day-to-day programming are appropriate. Outdoor dining, informal musical performances of the Aspen Music school and limited food and beverage carts are appropriate and add vitality to the Mall. • The restrooms are located in an appropriate place. • The playground is appropriate as is. • Better management of the Mall’s existing programming is desired. • Additional programming is not desired, and the Mall’s renovation will not plan for additions in the future. FOOD & PLAYMILL STREET PEDESTRIAN MALLFOOD & BEVERAGE HYMAN AVENUE P97IV.A. 92 | Site Analysis ALLE Y ALLE Y WAGN E R P A R K DURA N T A V E N U E HYMA N A V E N U E E DU R A N T A V E N U E MILL STREETN 0’100’50’25’ scale 1”=50’ POWER OF TEN 7 5 6 3 2 4 1 1 2 3 4 CAFE PLAYGROUND CAFE RESTROOMS HISTORIC INFORMATION SISTER CITIES PLAZA WAGNER PARK OVERLOOK PEDESTRIAN PATH TO DURANT AVENUE RUBEY PARK BUS STATION 5 8 6 9 7 8 9 In the summer, the playground is a popular destination all day long and triangulates nicely with the outdoor restaurant nearby: adults can enjoy a glass of wine while watching their kids play. The restroom building clusters with the Sister Cities Plaza and the clocktower, a focal point in the downtown, while also providing panels that describe the history of Aspen. In the winter, Mill Street becomes a focus of the Winterskol activities and ice sculpting contests. The Durant Avenue entrance, however, is barely visible from the street as it is obscured by the bus entrance to Rubey Park. Little activity can be seen from Durant because of inactive ground floors and limited seating at the south end of the mall. MILL STREET PEDESTRIAN MALL MILL STREETHYMAN AVENUEP98 IV.A. 93 1 2 4 5 6 7P99 IV.A. 94 | Site Analysis N 0’ ALLE Y ALLE Y WAGN E R P A R K DURA N T A V E N U E HYMA N A V E N U E E DU R A N T A V E N U E MILL STREET100’50’25’ scale 1”=50’ 5 3 2 4 1 6 POWER OF TEN 1 2 3 4 WHEELER OPERA HOUSE POPCORN CART INFORMATION KIOSK SPRAY FOUNTAIN CAFE CAFE 5 6 The corner of Mill Street and Hyman Avenue presents a lively scene to passersby: the well-loved “Dancing Fountain,” the colorful popcorn cart and an information kiosk that describes what’s happening in Aspen. Lush planting and movable seating offer an inviting and beautiful place to linger. MILL STREET GATEWAY MILL STREETHYMAN AVENUE P100IV.A. 95 1 2 3 4P101 IV.A. 96 | Site Analysis 0’ ALLE Y ALLE Y WAGN E R P A R K DURA N T A V E N U E HYMA N A V E N U E E DU R A N T A V E N U E MILL STREET100’50’25’ scale 1”=50’ POWER OF TEN 1 4 2 3 61 5 1 2 3 4 SEATING AREA RETAIL STOREFRONTS OUTDOOR BARS OUTDOOR CAFES OUTDOOR BAR FOUNTAIN 5 6 5 In the summer, Hyman becomes a lively bar scene with lounges and a beer garden in the median, and bars even hanging off of buildings. The entrance to Hyman from Mill Street is somewhat obscured by a jumble of parked bikes and a cluster of trash/ recycling receptacles. Tables in the median make it unpassable for pedestrians, but open up a clear path in front of retail storefronts. HYMAN AVENUE HYMAN AVENUEGALENA STREETMILL STREETP102IV.A. 97 1 2 3 4 5 5P103 IV.A. 98 | Site Analysis N 0’ ALLE Y ALLE Y WAGN E R P A R K DURA N T A V E N U E HYMA N A V E N U E E DU R A N T A V E N U E MILL STREET100’50’25’ scale 1”=50’ POWER OF TEN 3 2 1 2 3 SEATING IN MEDIAN THE RED ONION RETAIL 1 3 The Cooper Avenue Pedestrian Mall is quieter than Hyman and except for the Red Onion, has little in the way of outdoor dining. Retailers line the outside paths and seating invites people to linger in the median. There is little evidence of the retail activity from afar as there are few visible displays or perpendicular signs. COOPER AVENUE COOPER AVENUE GALENA STREETMILL STREETP104IV.A. 99 1 2 1P105 IV.A. 100 | Site Analysis N scale 1”=100’ 0’100’50’25’ POWER OF TEN 3 5 4 2 1 2 3 4 CAFE INFORMATION KIOSK OUTDOOR TABLES & CHAIRS FIRE PIT BAKERY PLAZA (CONCERTS) SEATING IN MEDIAN 51 1 6 Galena Street Plaza has a lively node of activity at the corner of Cooper and Galena. With a staffed information kiosk, movable chairs and tables, a firepit and outdoor cafes flanking the Cooper Avenue Mall. However, the Galena Street entrance from Durant Avenue does not beckon people into the mall and offers limited seating. GALENA STREET PLAZA 6 COOPER AVENUE GALENA STREETP106IV.A. 101 2 3 5 6P107 IV.A. 102 | Site Analysis N 0’ ALLE Y ALLE Y WAGN E R P A R K DURA N T A V E N U E HYMA N A V E N U E E DU R A N T A V E N U E MILL STREET100’50’25’ scale 1”=50’ POWER OF TEN Wagner Park becomes a lively destination throughout the year with the many events it hosts: The Food and Wine Classic, Ruggerfest and the Motherlode Classic, just to name a few. It is also a favorite place for informal soccer games and Frisbee tossing. The edge of Wagner Park on Mill Street presents a wonderful opportunity for observers to watch the many events, whether formal or informal, from comfortable lounge chairs or bleachers. EXISTING PLACEMAKING ACTIVATION WAGNER PARKP108 IV.A. 103 Ruggerfest Motherlode Volleyball Classic P109IV.A. 104 | Site Analysis WINTER EVENTS SUMMER EVENTS EVENT MAP WAGNER PARK Glowman Rail Jam Glow in the Park Fat Bike Town Ride Winterfest Aspen Snowmass Bonfire & DJ COOPER AVE MALL Santa & Live Reindeer Make your own S’Mores MILL STREET MALL Wintersculpt Winterfest WAGNER PARK Food & Wine Pros Motherlode Volleyball Classic Ruggerfest 4th of July Festivities MILL STREET MALL Dancing in the Streets Ducky Derby Sales MONARCH STREET Aspen Arts Festival P110IV.A. 105 DOWNTOWN EVENTS WHO WHAT WHEN WHERE JANUARY Winter Skol ACRA January, 4 days Wintersculpt Ice sculpting contest Mill Street Glowman Rail Jam Wagner Park Glow in the Park Wagner Park Winterfest Wagner/Mill Street Canine Fashion Show Mill Street Fat Bike Town Ride Wagner Park Gay Ski Week Week long event January, 7 days Everywhere MARCH World Cup Village Aspen Snowmass Parties, concerts March, 5 days Wagner Park JUNE Food & Wine Classic Food & Wine Pros ACRA "Convention"June, 3 days Wagner Park JULY Old Fashioned 4th of July ACRA 4th of July Kid's Carnival Paepcke Park Kids' Bicycle Decorating Paepcke Park Parade Main Street Picnic Koch Park BBQ Sky Hotel Dancing in the Streets Music and dance Mill St. Ped Mall Aspen Arts Festival ACRA + Howard Alan Events Festival July, 2 days Monarch St. AUGUST Ducky Derby Sales Rotary Club of Aspen Fundraiser August Aspen Ped. Mall SEPTEMBER Motherlode Volleyball Classic Beach Volleyball Classis Labor Day Weekend Wagner & Koch Parks Ruggerfest Rugby Tournament Sept. 4 days Wagner Park DECEMBER 12 Days of Aspen ACRA Holiday festival Free Family Skating Party Dec. 20 - 31 Silver Circle Ice Rink Santa & Live Reindeer Cooper Ae. Mall Aspen Film Academy Screenings Wheeler Opera House Carriage ride with Santa Downtown Santa's Sleigh Tour Downtown A Christmas Carol Wheeler Opera House Make Your Own S'Mores Cooper Ave. Mall Fire Pit Bonfire & DJ Wagner Park Fireworks Downtown OTHER Saturday Market City of Aspen Produce and crafts marketJune 17-October 7 E. Hopkins/S. Hunter Ducky Derby Rotary Club of Aspen Fundraiser August 1 day Rio Grande Park World Snow Polo Championships December, 3 days Rio Grande Park Winter X Games Winter sports and concertsJanuary, 4 days Buttermilk EVENT LIST P111IV.A. 106 | Site AnalysisP112 IV.A. 107 GROUNDPLANE + FURNISHINGS + CANOPYP113 IV.A. 108 | Site Analysis scale 1”=100’ 0’50’100’200’ scale 1”=100’N BRICKS ON THE MALL The 500,000 reclaimed historic bricks purchased by the City of Aspen to surface the mall were manufactured around 1900 for streets in St. Louis, Missouri. The mall only needed 320,000 bricks. The extra 180,000 were stored to be used for repairs and in case the mall was ever expanded. After years of maintenance, 30,000 bricks are left. This equates to about three years more maintenance. 1 2 Brick Types in middle of BLOCKS vary from Poston Block, Thens Block, and Culver Block. Culver Block also serves as the eges of patterns on CORNERS. Brick Types on CORNERS are Culver Block on the edges of pattern and Egyptian Blocks and Ind. Blocks in the center. PATTERN TYPE 1 CORNER TYPOLOGY PATTERN TYPE 2 PATH TYPOLOGY 1 2 1 1 1 2 ALLEY B WAGNER PARK HYMAN AVENUEMILL STREETALLEY A COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK TRANSIT CEN- E DURANT AVENUEP114 IV.A. 109 ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange Poston Block Thens Block Culver ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange Purple Red/Orange Dark Purple Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange Green Dark Red / Orange Red ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange ASPEN PEDESTRIAN MALL BRICKS Types in middle of BLOCKS vary from Poston Block, Th ens Block, and Culver Block. Th ens Block Culver Block Poston Block Purple Dark Purple Red/Orange Orange Green Red Dark Red and Orange Ind. Block Egyptian Block Center of Pattern: Edge of Pattern: Types on CORNERS are Colver Block and unknown in the edges of pattern and Egyptian Blocks and Ind. Blocks in the center. Culver Block Red Purple Purple Orange/Tan Green RedDark Red and Orange Ind. Egyptian Ind. Block Egyptian Block Center of Pattern: Edge of Pattern: Types on CORNERS are Colver Block and unknown in the edges of pattern and Egyptian Blocks and Ind. Blocks in the center. Culver Block Red Purple Purple Orange/Tan Green RedDark Red and Orange VARIATIONS / DETAILSDRAWING Purple Orange / Tan Red Purple Ind. Block Egyptian Block Center of Pattern: Edge of Pattern: Types on CORNERS are Colver Block and unknown in the edges of pattern and Egyptian Blocks and Ind. Blocks in the center. Culver Block Red Purple Purple Orange/Tan Green RedDark Red and Orange Ind. Block Egyptian Block Center of Pattern: Edge of Pattern: Types on CORNERS are Colver Block and unknown in the edges of pattern and Egyptian Blocks and Ind. Blocks in the center. Culver Block Red Purple Purple Orange/Tan Green RedDark Red and Orange Ind. Block Egyptian BlockCenter of Pattern: Edge of Pattern: Types on CORNERS are Colver Block and unknown in the edges of pattern and Egyptian Blocks and Ind. Blocks in the center. Culver Block Red Purple Purple Orange/Tan Green RedDark Red and Orange Ind. Block Egyptian BlockCenter of Pattern: Edge of Pattern: Types on CORNERS are Colver Block and unknown in the edges of pattern and Egyptian Blocks and Ind. Blocks in the center. Culver Block Red Purple Purple Orange/Tan Green RedDark Red and Orange TYPE EDGESCENTER 1 2 HISTORIC DRAWING PATTERN TYPE 1 CORNER TYPOLOGY PATTERN TYPE 2 PATH TYPOLOGYP115 IV.A. 110 | Site Analysis scale 1”=100’ 0’50’100’200’ LEGEND scale 1”=100’N Mulch 2,139 SF 83% of the current ground plane is brick. The bricks unify and knit the different building frontages together on the Mall. They have been described by the City of Aspen Partners and Stakeholder groups as a key contributor to the historic character. The Mall is 88% impervious. In LEED’s Sustainable Sites Rating System, a required strategy in Section 3.1, “Manage precipitation on site,” is to “Implement strategies to increase evapotranspiration, filtration and infiltration, and mitigate elevated water temperatures caused by contact with impervious surfaces.” GROUND TYPE INVENTORY E DURANT AVENUE ALLEY B WAGNER PARK HYMAN AVENUEMILL STREETALLEY A COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK TRANSIT CENTER Concrete Sod Water Fountains Annuals + Perennials Brick 120,199 SF 4,374 SF 14.345 SF 2,270 SF 356 SF Structures 2,670 SF Pervious Area Impervious Area 127,153 SF (88%) 16,971 SF (12%)P116IV.A. 111 L E GE N D Lighting Trash Bins Benches + Seating Recycle Bike Racks Drinking Fountains Newspaper Stands Emergency Call Boxes Flexible Tables + Chairs Privatized Areas scale 1”=100’ 0’50’100’200’ LEGEND Trash Bins Benches + Seating SITE FURNISHINGS N Recycle Bike Racks Drinking Fountains Newspaper Stands Flexible/Movable Tables + Chairs Privatized Areas Bus Stop Seating on the Mall is a mix of flexible and integrated seating opportunities. Flexible/ movable seating, tables and chairs, were added in 2004 in an effort to bring greater vitality to the Mall. According to the City of Aspen Partners, some integrated seating options could be explored. The City of Aspen Partners and Stakeholders find bike storage on the Mall to be unsatisfactory. Bikes are chained to trees and bike racks are often full. Riding a bike through the Mall is not permitted, however, enforcement is low. The center aisle of Hyman is converted to outdoor seating in the summer months. The City’s Clerks office reviews lease of this space for adjacent restaurants. To accomodate electrical needs in the middle of the Mall, cords are connected to adjacent light posts. This is a safety concern. Fountain Utility Box ALLEY B WAGNER PARK HYMAN AVENUEMILL STREETALLEY A E DURANT AVENUE COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK TRANSIT CENTERP117 IV.A. 112 | Site Analysis Dancing Fountain, 1979 DANCING FOUNTAIN Created by the late computer wizard Nick DeWolf and a local sculptor Travis Fulton, the famed dancing fountain on the Hyman Avenue mall is a popular summer playground for children and adults. The fountain was built in 1979 and the Big Splash inauguration was in the early summer of 1980. On July 31st 2010 the fountain celebrated it’s 30th year in operation. Ki DavisFountain, 2010 KI DAVIS FOUNTAIN Built in 1979, the Ki Davis Fountain sits at the intersection of Hyman and Galena. Its concrete base was repaired in 2009 after 20 years of wear and tear. Dancing Fountain, 1979 Ki DavisFountain repairs, 2009 FOUNTAINS P118IV.A. 113 Fire Hearth, 2010 Fire Hearth Section, 2005 Restroom, 2015 Kiosk, 2014 CONTEMPORARY ADDITIONS The fire hearth, kiosk, and restrooms were all added between 2005 and 2012. Each has become an integral part of the functional aspects of the Mall. FIRE HEARTH, KIOSK + RESTROOM P119IV.A. 114 | Site Analysis Ice Sculptures See No Evil Sculpture Cubic Sculptures Ki Davis Sculpture ART | SCULPTURES ART | SCULPTURES Art has been incorporated into the fabric of the Pedestrian Mall since its installation. Sometimes permanent and sometimes fleeting (the ice sculptures), sculptures range from cubic modernist styles, to whimsical pieces.P120IV.A. 115 Wagner Park Playground, 2014 Twisting Seat Hanging Monkey Bars Boulder Slide Hammock WAGNER PARK PLAYGROUND WAGNER PARK PLAYGROUND Adjacent to Wagner Park is a large public restroom facility, and a very popular playground area within the pedestrian walking mall. It was built in 2002.P121IV.A. 116 | Site Analysis LIGHTING The Aspen Pedestrian Mall lighting inventory was completed on January 12, 2017 by Clanton & Associates. The site visit occurred during the first week of Winterskol, when the walkways were snow packed, holiday lights were turned on, snow sculptures were being carved, and the sky was overcast. During the site visit it was noted that the holiday lighting provided high levels of illumination along the walkways, whereas the central walkways underneath the tree canopy were dimly lighted by the pedestrian poles. The walkways edges were well illuminated by ambient lighting from retail windows and additional facade lighting. The luminaires along each facade varied by venue. Some establishments installed modern LED cylindrical downlights, while other venues were lighted by glary, PAR floodlights. The holiday lights strung in the trees along the Pedestrian Mall were as diverse as the facade lighting, ranging from colored sting lights to white LEDs, glowing orbs, and icicles. This variety of facade and holiday lighting created an eclectic appearance throughout the mall. At night, a pedestrian plaza should be lighted to 0.5 footcandles (fc) to allow visitors to see when they are walking and identify other people on the path, without over lighting the space. Light levels are often found to be greater during the winter due to light reflection off of the snow. Light measurements were taken during the site visit to determine whether additional light is needed. Measurements taken along the walkways with bright, holiday lights such as Mill Street, were 0.65 fc. Measurements taken in the tree colonnade between pedestrian poles, along Cooper Avenue, resulted in light levels less than 0.10 fc. Due to this, it was determined that additional lighting should be installed along the tree colonnade to create an appropriately lighted nighttime environment. FROSTED LENS Several of the luminaires located in the Aspen Pedestrian mall have decorative, frosted lens. These lens have retained the soft glow that enhances the natural ambience of the space. LED LIGHT SOURCE New LED lamps are thought to have been installed in the luminaires with frosted lens. These LED lamps have a longer life span than metal halide lamps, compact fluorescent lamps, or incandescent lamps. The LEDs also consume less energy than the legacy products, resulting in lower maintenance and energy costs. PRISMATIC LENS Some prismatic lensed luminaires are located throughout the Pedestrian Mall. These lenses are intended to aim more useful light along the walking path instead of into the sky or the surrounding trees. LED LIGHT SOURCE New LED lamps are thought to have been installed in the luminaires with frosted lens. These LED lamps have a longer life span than metal halide lamps, compact fluorescent lamps, or incandescent lamps. The LEDs also consume less energy than the legacy products, resulting in lower maintenance and energy costs. INDIRECT REFLECTOR There are four pedestrian poles with indirect reflectors located along E. Cooper Avenue. These reflectors limit the amount of uplight spilled into the night sky. Since the light bounces off the reflector before being directed towards the ground, the reflector is an uncomfortable glare source at night. METAL HALIDE LIGHT SOURCE Over time the color temperature of the metal halide light source has shifted, the light produced appears green. It is recommended that the existing luminaire be replaced with a new decorative LED luminaire that matches the other post top luminaires in the Pedestrian Mall.P122IV.A. 117 E DURANT AVENUE ALLEY TRIPLE POST TOP LUMINAIRE These triple post top luminaires are beacons that welcome visitors to the Pedestrian Mall. Along with denoting the limits of the mall, these luminaires provide extra illuminance along the edge plazas. SINGLE HEAD POST TOP LUMINAIRE Single head post top luminaires line the central corridor along the Pedestrian Mall. These luminaires provide a comfortable glow that leads visitors through the mall. E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK TRANSIT CENTERP123 IV.A. 118 | Site Analysis CANOPY P124IV.A. 119 scale 1”=100’ 0’50’100’200’ LEGEND scale 1”=100’N TREE SPECIES INVENTORY Quaking Aspen Crabapple Green Ash Cottonwood Blue Spruce Mountain Ash Silver Maple Englemann Maple Chokecherry Sub Alpine Fir Norway Maple Maple Hybrid Birch Rocky Mountain Fir Quaking Aspen Crabapple Green Ash Blue Spruce Cottonwood Other 16 19 22 20 47 36 Quaking Aspen Crabapple Green Ash Blue Spruce Cottonwood Mountain Ash Silver Maple Englemann Maple Chokecherry Norway Maple Maple Hybrid Birch Rocky Mountain Fir Sub Alpine Fir The trees on the Mall are managed by the City’s municipal code and the City of Aspen Community Forest Management Plan, 2007. The existing condition on the Mall will require the removal of some trees on a yearly basis due to declining health or poor planting space. For the Mall Improvements Project, these trees should be removed now. Assuming the existing condition will remain, quaking aspen, narrowleaf cottonwood, and Colorado blue spruce trees should be planted back in a “natural” design (on Cooper and Hyman) as approved by the City Forester. The new narrowleaf cottonwood and Colorado blue spruce trees will require larger planting spaces. This can be accomplished by improving and widening greenspaces and/or the addition of structural cells in approved areas. If this cannot be accomplished, then only the widest parts of the Mall planting strips should be allocated for these species. The removal of trees 885, 206, 387, 182, 843, 882, 1390, and 1394 will be permitted for this project. These trees all have significant health issues that will lead to mortality. All of them would likely have been permitted for removal in the next 1-5 years. The removal of trees 298, 354, 184, 853, 1326, 1334, 830, 2778, 1415, 1338, 893, 894, and 2779 may be permitted for removal for this project, but will be determined by construction requirements. These trees would likely have been permitted in the next 5-10 years because they are in confined growing spaces or have structural issues. Additional trees requested for removal will be evaluated on a case by case basis and may require mitigation. RUBEY PARK TRANSIT CENTER ALLEY B HYMAN AVENUEMILL STREETALLEY A E DURANT AVENUE COOPER AVENUES GALENA STREETP125IV.A. 120 | Site AnalysisP126 IV.A. 121 STORMWATER + UTILITIESP127 IV.A. 122 | Site Analysis The Aspen Pedestrian Mall has the opportunity to enhance the City’s “Green” reputation through innovative stormwater management during the mall’s redevelopment. Currently, the limits of the mall, both public and private, do not receive stormwater management. Also, buildings do not have underground storm connections. Each new development will be required to provide water quality which could create further limits to their construction into the wall. Bringing the plaza into compliance with the Urban Runoff Management Plan will improve the water quality in the Roaring Fork River and Aspen Mountain Drainage Basin as well as showcase aesthetic and effective stormwater solutions for a downtown, urban area. The stormwater management approach for the Pedestrian Mall must be multi-faceted and support the public realm; pedestrian access and circulation; approachability of shops and restaurants; the urban forest tree canopy; and work within the constraints of below grade utility requirements. The project acknowledges the many challenges of a site in the urban core of the City of Aspen. The obstacles are outlined clearly in Chapter 8 of the City of Aspen’s Urban Runoff Management Plan and are copied below for reference. While the guidelines of the Urban Runoff Management Plan are extensive, the key elements for the Aspen Pedestrian Mall are to provide Water Quality Treatment for 0.26 Watershed Inches at 100% impervious drainage areas. Infiltration is highly encouraged where feasible (on site soils are Hydrologic Soil Group B or C, to be confirmed with geotechnical investigation in Spring of 2017). The Project is outside of the city areas required to provide detention and to mitigate mud flows. STORMWATER + UTILITIES STORMWATER MANAGEMENT METHODOLOGY CONDITION BMP CHALLENGE Cold Temperatures • Pipe freezing, in some cases even at locations where there is flowing water that is slowed by a transition such as a bend • Ice-cover on permanent water surfaces • Reduced biological activity • Reduced oxygen levels during ice cover • Reduced settling velocities • Diurnal cycle of melting and freezing in winter and spring • Mid-winter warm ups and runoff Deep Frost Line • Frost heaving • Reduced soil infiltration Short Growing Season • Short time period to establish vegetation • Different plant species appropriate to cold climates than moderate climates Significant Snowfall • High runoff volumes during snowmelt and rain-on-snow • High pollutant loads during spring melt • Sand applied to some roads and walks for improved traction • Snow management may affect BMP storage Sanding Practices • Heavy sediment load Steep Slopes • Rapid runoff • Potentially high “background” levels of erosion • Potential for mudflows and debris flows • Significant runoff from Aspen Mountain through the City Resort Setting • High land value creates space limitations for BMPs • Large portion of development occurs as redevelopment—space constraints and dense development • Need for attractive BMPs • Aspen’s “green” reputation—need to conduct development in an environmentally-sensitive manner and desire to integrate “green” BMPs when feasible STUDY BOUNDARYP128 IV.A. 123 WATER QUALITY TREATMENT The following matrices outline the “Best Management Practice (BMP) Toolkit” for the Aspen Pedestrian Mall. The BMPs identified with a green dot as “Highly Applicable”in the matrix below have been selected by the City of Aspen as favorable systems for our project type. Additionally BMPs were proposed by Sherwood Design Engineers while meeting with the City of Aspen January 25th, 2017 and received initial acceptance. The BMPs prioritized for site development include: • Pervious Pavement; • Bioretention; • Modular Suspended Pavement System; • Sedimentation / Underground Filtration (Infiltration Chambers); • Hydrodynamic Separators; and • High Rate Filtration Media. Site design measures will include: • Reducing and disconnecting impervious areas; and • Preserving and planting trees to maximize tree canopies. Source control measures that prevent pollutant discharge and runoff at the source, and keep pollutants from coming into contact with stormwater will also be employed and incorporated into the stormwater management strategy. Examples of these measures include: • Roofed trash enclosures (this should be a requirement on private property adjacent to the alleys); • Connecting areas used for washing equipment to the sanitary sewer; • Marking storm drain inlets with a “No Dumping” message; • Street sweeping; and • Regular inspection and cleaning of storm drain inlets. PROS:CONS: Pervious Pavement • Does not use valuable real estate • Treats and retains runoff • Could be used at greater than 1:1 ratio, accepting some roof runoff • Could be used with snow-melt system • Can not be used in areas that are sanded • Less effective in the winter when infiltration rates are decreased • Cost • May require special snow removal techniques Bioretention • Provides treatment and may retain stormwater • Can be used as a snow storage location in the winter • Visible green infrastructure, tells a story • More space intensive than other options • May not be used in areas that are sanded • Plants potentially harmed with winter snow storage • Can require substantial maintenance to meet aesthetic requirements Suspended Pavement • Does not use valuable real estate • Not only treats but infiltrates runoff • Proven effective for use with existing and new trees • Renovate existing soils adjacent to existing large trees to improve survival rates • Improves new tree growth • Effectiveness drops significantly during the winter months due to dormant plants and decreased infiltration while ground is frozen. • Sediment can build and without proper maintenance, infiltration can be greatly decreased Underground Filtration / Infiltration Chambers • Does not use valuable real estate • Treats and retains runoff • Less effective in the winter when infiltration rates are decreased • Can interfere with the location of other utilities Hydrodynamic Separators • Does not use valuable real estate • Does not provide retention • Requires frequent inspection and maintenance • Not visible, does not tell sustainability story High Rate Filtration • Significantly reduced footprint compared with traditional bioretention media systems • Visible green infrastructure, tells a story • May require increased inspection and maintenance when compared with traditional bioretention STORMWATER + UTILITIES *Note the Pedestrian Mall does not use sanding or chemical processes for snow removal Rio Grande Park Plan Rio Grande Park Stormwater DetentionRio Grande Park RestroomsP129 IV.A. 124 | Site Analysis STORMWATER + UTILITIES STORMWATER DISTRICT scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA Bioretention Area (Solid) Drainage Area (Transparent) LEGEND DRAINAGE AREA MARKUP 1/25/17 scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA Bioretention Area (Solid) Drainage Area (Transparent) LEGEND DRAINAGE AREA MARKUP 1/25/17 scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA Bioretention Area (Solid) Drainage Area (Transparent) LEGEND DRAINAGE AREA MARKUP 1/25/17 Drainage Area Bioretention Area Orange 266,900 sf 8,000 sf Yellow 221,200 sf 6,600 sf Blue 47,600 sf 1,400 sf Pink 47,000 sf 1,400 sf Total 582,700 sf 17,400 sf Drainage Area Bioretention Area Orange 48,200 sf 1,400 sf Yellow 33,300 sf 1,000 sf Blue 18,000 sf 500 sf Pink 47,000 sf 1,400 sf Total 146,500 sf 4,300 sf APPROXIMATE AREA REQUIRED TO TREAT WATER QUALITY EVENT WITH BIORETENTION TREAT ONLY THE PEDESTRIAN MALL TREAT THE ENTIRE DISTRICT WITHIN THE PEDESTRIAN MALL A stormwater district is an approach to rainwater management which requires that private owners and public agencies work together to determine the most cost-effective, easiest to maintain, and overall most compatible solution to stormwater treatment requirements. Particularly in heavily urbanized areas stormwater management can be very challenging for business and residential owners because properties are often built up to the lot line and do not have the space for performative landscape features to treat stormwater. This requires either complex treatment strategies such as green roofs or rainwater harvesting, or utilizing treatment systems which are more traditional and not considered Low Impact Development (LID) BMPs (such as mechanical treatment and stormwater pumps). These mechanical systems use more energy and are more suspectable to failure than their passive counterparts. Cities have the opportunity to treat both public and private runoff in public open spaces, such as the Pedestrian Mall, which may be able to utilize LID strategies more easily than when considering the spaces separately. This type of stormwater district would be nationally recognized as an innovative approach to providing water quality treatment of runoff, while also making development for business owners more simple. However, it does have challenges- including determining the proper in-lieu payment strategies for future private development, and permitting challenges that arise from pioneering a new strategy. Three scenarios have been outlined within this section: Option 1| Aspirational - considers a stormwater district where all runoff is treated through LID BMPs and prioritizes an infiltration based strategy Option 2 | Innovative Baseline - Considers a stormwater district where runoff from the plaza spaces are treated through LID BMPs, however, the private parcels and alleyways are treated through a hydrodynamic separator. Option 3| Business as Usual - considers only treating the Pedestrian Mall using LID BMPs and assumes that owners will treat stormwater on-site in the future as properties redevelop. The business as usual approach is the minimum required by code and on its own would improve upon the existing conditions. However, because the City has the opportunity to improve conditions for the entire area as part of this project it should be thoroughly evaluated. The following pages outline these conceptual approaches and the pros and cons of each. P130IV.A. 125 STORMWATER + UTILITIES scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA DRAINAGE AREA MARKUP 1/25/17 Project Boundary Treated Private Parcels Bioretention Infiltration Gallery Storm Drain from Private Parcels LEGEND: OPTION 1: ASPIRATIONAL STORMWATER DISTRICT DECENTRALIZED LID TREATMENT WITHIN THE MALL FOR BOTH THE PEDESTRIAN MALL, ALLEYS AND PRIVATE PARCELS Pros: • Model project to be emulated nationally • Business owners can more easily develop within the mall Cons: • Additional green infrastructure within public space • Some additional up-front capital costs • Additional maintenance annually • In-Lieu fee structure must be analyzed carefully scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA DRAINAGE AREA MARKUP 1/25/17 Project Boundary Treated Private Parcels Bioretention Infiltration Gallery Storm Drain from Private Parcels LEGEND: scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA DRAINAGE AREA MARKUP 1/25/17 Project Boundary Treated Private Parcels Bioretention Infiltration Gallery Storm Drain from Private Parcels LEGEND: Possible District Boundary (Public ROW) Private Parcels Managed within the Public ROW Bioretention* Infiltration Chamber* Storm Drain from Private Parcels *Design to be determined - shown for conceptual purposes only LEGENDP131 IV.A. 126 | Site Analysis STORMWATER + UTILITIES scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA DRAINAGE AREA MARKUP 1/25/17 SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SDSD Project Boundary Untreated Private Parcels Bioretention Storm Drain LEGEND: Storm Drain Junction SD Off-Site Storm Drain Hydrodynamic Separator OPTION 2: INNOVATIVE BASELINE STORMWATER DISTRICT NON-LID TREATMENT FOR PRIVATE PARCELS DECENTRALIZED LID TREATMENT FOR THE PEDESTRIAN MALL AND ALLEYS Pros: • Provides treatment for private parcels rather than each developer installing a system individually • Likely the lowest cost overall, with developer costs considered • Simplest approach when private development considered Cons: • More conventional approach than utilizing decentralized LID treatment • In-lieu fee structure must be analyzed carefully • May make it less likely that a private parcel will employ innovative approaches to stormwater management, such as a green roof or rainwater harvesting scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA DRAINAGE AREA MARKUP 1/25/17 SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SDSD Project Boundary Untreated Private Parcels Bioretention Storm Drain LEGEND: Storm Drain Junction SD Off-Site Storm Drain Hydrodynamic Separator scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA DRAINAGE AREA MARKUP 1/25/17 Project Boundary Treated Private Parcels Bioretention Infiltration Gallery Storm Drain from Private Parcels LEGEND: Possible District Boundary (Public ROW) Route to Municipal Storm Drain Bioretention* Storm Drain Off-Site Storm Drain Storm Drain Junction Hydrodynamic Separator *Design to be determined - shown for conceptual purposes only LEGENDP132 IV.A. 127 OPTION 3: BUSINESS AS USUAL NO STORMWATER DISTRICT DECENTRALIZED LID TREATMENT FOR THE PEDESTRIAN MALL AND ALLEYS ROOF RUNOFF TREATED BY BUSINESS OWNERS Pros: • No public-private cross-over • Lowest capital costs • Most simple approach for pedestrian mall project Cons: • Most conventional approach • Building roof runoff will likely be treated with mechanical systems and pumps which are energy intensive, and more likely to fail due to maintenance considerations • Relies on business owners to maintain Another option, without creating a full-district, may be to set aside space within the public realm for business owners to use for stormwater management in the future. An easement and maintenance agreement would need to be determined in advance. STORMWATER + UTILITIES scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA SD Project Boundary Untreated Private Parcels Bioretention Storm Drain LEGEND:SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SDStorm Drain Junction SD Off-Site Storm Drain scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA SD Project Boundary Untreated Private Parcels Bioretention Storm Drain LEGEND:SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SDStorm Drain Junction SD Off-Site Storm Drain scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA DRAINAGE AREA MARKUP 1/25/17 Project Boundary Treated Private Parcels Bioretention Infiltration Gallery Storm Drain from Private Parcels LEGEND: Possible District Boundary (Public ROW) Untreated Private Parcels Bioretention* Storm Drain Off-Site Storm Drain Storm Drain Junction *Design to be determined - shown for conceptual purposes only LEGENDP133 IV.A. 128 | Site Analysis STORMWATER + UTILITIES INFILTRATION WITH SHALLOW BIORETENTION PRECEDENT: DAVIS COURT, SAN FRANCISCO Davis Court is a pedestrian friendly vehicular plaza which features shallow bioretention areas which are connected to a large stormwater infiltration chamber below grade via structural soil. A slot drain system with shallow bioretention, and infiltration below walking pathways could be a beneficial strategy in portions of the Aspen Pedestrian Mall. PRECEDENTS + CONCEPTS P134IV.A. 129 PRECEDENTS + CONCEPTSSTORMWATER + UTILITIES INFILTRATION WITH SHALLOW BIORETENTION PRECEDENT: MINT PLAZA, SAN FRANCISCO Mint plaza is public plaza in which a vehicular roadway was closed to created an activated gathering space. Stormwater is managed through shallow bioretention areas which are connected to a stormwater infiltration chamber below grade. A slot drain conveys water to the raingarden and infiltration area below. A similar system could work well for portions of the Aspen Pedestrian Mall.P135IV.A. 130 | Site Analysis Silva Cells Filter Reservoir Linear Pervious Paving Strip 1% 1% PERVIOUS PAVING WITH SUSPENDED PAVING PRECEDENT: BANCROFT STREET, BERKELEY CA Bancroft Street utilized a linear strip of pervious paving to convey stormwater runoff into a suspended pavement, Silva Cell, system. This feature allows the water quality storm event to infiltrate to meet the regulatory requirements while also bringing additional water to the street trees- providing a healthier tree canopy for shade and rain interception. PRECEDENTS + CONCEPTS P136IV.A. 131 STORMWATER + UTILITIES PRECEDENTS + CONCEPTS TREATMENT WITHIN ALLEYS Alleyways are particularly challenging areas in which to provide low-impact-development treatment. It may make sense to use a mechanical system, such as a hydrodynamic separator, in these spaces. However, a french drain system with infiltration trench could work well as long as separation from the adjacent building is sufficient. Another concept is to use valley gutters to convey water at the surface and then treat the runoff in a bulb-out/curb extension using a high-rate bioretention media system. It is understood that curb extensions, while providing a preferable location for stormwater management, can be challenging for the Streets Department to maintain. These options will be considered in coordination with a maintenance and snow removal plan. The use of high-rate bioretention media will consider the ability to maintain and replace the media without impacting plant health. The City likely will not want high rate media for street trees. scale 1”=100’ 0’50’100’200’ N scale 1”=100’E DURANT AVENUE ALLEY WAGNER PARK HYMAN AVENUEMILL STREETALLEY COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY RUBEY PARK LEGEND Project Boundary Area BASE MAP + STUDY AREA Bioretention Area (Solid) Drainage Area (Transparent) LEGEND DRAINAGE AREA MARKUP 1/25/17 SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD Hydrodynamic separators to treat Alley/Bldg runoff P137IV.A. 132 | Site Analysis SNOWMELTSTORMWATER + UTILITIES The annual snowfall in the Aspen area can be as high as 150 to 200 inches. The Surface Drainage Master Plan for the City of Aspen suggests that the snow-to-water ratio is set to be eleven (11) inches of fresh snow equivalent to one (1) inch of water (Master Plan 2001) Snowmelt and refreezing can lead to many drainage problems: • Frost heave • Freezing sewers • Ice in street gutters • Inlet clogging The project team will consider small linear paths for snowmelt near stormwater BMPs. It is important to consider both drainage and accessibility design as the concern to minimize the chance of ice dam build up. Lower-energy options will be considered including geothermal, solar heating and use of heat from the sewer system. Despite the ADA constraints, stamped/heated concrete will likely not be used as both the public and city engineering department prefer pavers. P138IV.A. 133 SECTIONS Per the Infrastructure Worksession with the City of Aspen, it is understood that water lines must be separated from stormwater BMPs. While there is nothing within the code that precludes using pervious pavement above water main utilities, it is not preferred. A 10’ separation will be implemented between BMPs and building footprints and water mains, utilizing plastic liners if BMPs are proposed within a 10’ limit (not preferred). It is expected that storm drain and sanitary sewer utilities can be with the stormwater management area and below pervious paving. The adjacent sections show possible layouts for utilities incorporating BMPs such as a linear strip of snow melt neat the BMP, pervious paving for stormwater conveyance and storage, and grassed swales for treatment, conveyance and storage. P139IV.A. 134 | Site Analysis EXISTING TREESSTORMWATER + UTILITIES STRUCTURAL SOIL • Proven effective for use with existing and new trees • Create onsite using existing soils and recycled concrete / rock • Renovate existing soils adjacent to existing large trees to improve survival rates • Improves new tree growth • Integrates with proposed stormwater management strategy P140IV.A. 135 IRRIGATION INVENTORY There are two irrigation systems serving the Aspen Pedestrian Mall. Mill Street, Galena Street, Hyman Avenude and Cooper Avenue each have pop-up spray heads. Each irrigation system has six zones. Each irrigation system has one 1-inch potable water tap. Both systems are controlled by the Maxicon controller located northwest of the playground. A new irrigation system is desired utilizing a raw water source with a new booster pump. A single potable water tap may be considered as an alternative. The new system will be designed to meet the City of Aspen parks standards and the City’s efficient landscape ordinance. A plan is proposed to route storm water through planting beds to clarify storm water and to irrigate planting material be designed natural means. Soil moisture sensors may be used to control irrigation to plants in these drainage swale areas.P141IV.A. 136 | Site AnalysisP142 IV.A. 137 HUMAN COMFORTP143 IV.A. 138 | Site Analysis scale 1”=100’ 0’50’100’200’ LEGEND Building Ramp Curb Ramp ADA Building Non-ADA Building scale 1”=100’ Exterior Elevator (Mall Frontage) Door N ACCESSIBILITY Pedestrian Crossing (non-ADA) Bicycle Accessibility The Mall’s existing design allows for strong sightlines which contributes to way-finding and visual accessibility. The majority of the Mall’s buildings are not accessible from the groundplane surface. Redevelopment projects are required to conform to accessibility standards in future projects. ALLEY B WAGNER PARK HYMAN AVENUEMILL STREETALLEY A E DURANT AVENUE COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY Line of Sight RUBEY PARK TRANSIT CEN-P144IV.A. 139 SLOPE ANALYSIS LEGEND 0-1% 1.01 - 2.5% 2.51 - 4% 4.01 - 5% 5.01% + Grade changes in the Mall range from 1% to 5%+. The stream bridges are sloped greater than 5%, however, the center aisles are accessible from the ends. Areas with grade change of 5% or greater are considered a ramp by ADA standards. ALLEY B WAGNER PARK HYMAN AVENUEMILL STREETALLEY A E DURANT AVENUE COOPER AVENUES GALENA STREETPEDESTRIAN ALLEY P145IV.A. 140 | Site Analysis SUN/SHADE 32% 34% 72% 54% 75% 81% 76% 100%100% 9/21/16 10:00 am 12/21/16 10:00 am6/21/16 10:00 am 9/21/16 1:30 pm 12/21/16 1:30 pm6/21/16 1:30 pm 9/21/16 5:00 pm 12/21/16 5:00 pm6/21/16 5:00 pm SHADE SHADE SHADE SHADE SHADE SHADE SHADE SHADE SHADEP146 IV.A. 141 WINTER SHADE AND SNOW CONDITIONS 76%SHADE Hyman Avenue is a heavily shaded section of the Mall. This due in part to existing evergreen and deciduous trees, but also the 3-story buildings on the south side. This can be difficult in the winter, causing additional ice build-up to occur on the south side. Ice build-up causes walking concerns for pedestrians. Snow is manually cleared by the Parks department. Snow left on the Mall contributes to the overall winter character. This is appreciated by some and cause for concern by others. The Mall is not currently snow-melted. The City of Aspen Partners and Stakeholders are open to snowmelt in limited locations to address accessibility concerns. The shade is advantageous in summer months. Mall users tend to occupy sun pockets in the morning. Shaded areas are more heavily used in the summer afternoons. HYMAN AVENUE 12/21/16 1:30 pmP147 IV.A. P148IV.A. PUBLIC OUTREACH SUMMARY | PHASE 1P149 IV.A. ii | Site Analysis 17% 26% 9% 17% 18% 9% 3% 3. Should there be greater focus on the Mall serving/ attracting any of these groups in the future? (select a ll that a pply) 1.Workforce 2.Visitors/ tourists 3.Youth 4.Young families 5.Downtown residents 6.Other 7.None of the above 21% 23% 10% 6% 17% 10% 13% 2. What top 3 goals have your highest priority? (pick top 3) A.Maintain historic character B.Upgrade utilities C.Improve stormwater quality attributes D.Encourage retail vitality E.Encourage pedestrian vitality F.Maintain and enhance park-like character G.Address ADA accessibility 14% 18% 0% 18% 14% 14% 0% 14% 0% 9% 1. What department are you representing? (pick one) 1.Administration / Attorney / HR 2.Community Development 3.Building Department 4.Electric / Engineering / Water 5.Environmental Health / Core 6.Finance / Capital Assets 7.Fire, Police, Dispatch 8.Parks / Recreation 9.Special Events 10.Streets / Transportation / Parking 19% 10% 8% 22% 7% 7% 10% 16% 2% 0% 6. What type of events/ activities are you open to for the Mall? (select all that apply) 1.Outdoor dining 2.Farmer’s markets 3.Outdoor movies 4.Musical performances (small, informal) 5.Musical performances (larger, formal conditions) 6.Exercise/ wellness events 7.Classes (cooking, wine tasting, art) 8.Talks, Discussions, Spoken word events (Aspen Ideas Festival) 9.Other 10.None of above 6% 36% 17% 36% 6% 5. What statement best describes events/ activities on the Mall (select up to 2)? 1.The Mall has too many events/ activities. 2.What happens here now is appropriate. 3.We need different types of events/ activities. 4.The management of events/ activities needs to be improved. 5.The Mall should have more. 36% 64% 4. Should a greater emphasis be placed on events/ activities for locals or tourist? (select one) 1.Locals 2.Tourists/ visitors 33% 39% 6% 22% 9. Should space on the Mall be leased by adjacent businesses? (select one) 1.Yes, anywhere 2.Yes, but not in the center 3.No 4.No opinion 17% 52% 22% 9% 8. What statement best describes outdoor dining on the Mall? (select one) 1.The Mall has too much dining. 2.What is there now is appropriate. 3.The Mall should have more outdoor dining. 4.Different dining formats/ locations should be explored. 17% 4% 14% 16% 17% 15% 14% 2% 2% 7. Which temporary/ flexible elements are appropriate for the Mall? (select all that apply) 1.Food and/ or beverage carts 2.Product vendors 3.Horticultural displays 4.Additional table and chairs 5.Temporary art/ sculpture displays 6.Temporary games 7.Temporary children’s play features/ equipment 8.Other 9.None of the above PARTNERING SESSION Project Information Letter | A direct mailer was mailed to all property addresses within the Mall project area including a phasing overview and introductory project information. Door to Door Outreach | Boots on the ground approach, meeting with downtown business owners and tenants in person. Over 200 on-on-one conversations regarding the project and ways to get involved. Stakeholder Team Formation | Individual emails and calls to stakeholders and leaders in the Aspen community. Stakeholder teams help facilitate a reciprocal dialogue between the project team and the community. Project Launch Event, Session I and Session II | Informational event to create excitement surrounding the project. Opportunity for community to meet members of the project team and learn about the project’s purpose and vision. At event, (144) participants had opportunity to interact with the project team, provide initial thoughts, share favorite memories and comment on areas that they felt could use improvement. Media Awareness / Publicity | Project Launch Video | Mall users were asked to share a favorite Mall memory or reason why they love the Aspen Pedestrian Mall. This helps build trust in the project by acknowledging the personal impact this area has on the community. Website | AspenPedestrianMall.com is a central space for users to learn more about the project, provide feedback and contact the APM team. Advertorial | On December 20, the APM team published an advertorial in the Aspen Times and the Aspen Daily to promote project awareness and create interest for the launch event and stakeholder teams. Email Contacts and Blasts | At each event and opportunity, the APM team seeks to increase the project’s email database. These (150) contacts receive event notifications and other important project updates. City of Aspen Newsletters | APM publicity has appeared in several emailed city newsletters emailed to over 600 subscribers. City Matters | Project team members filmed a 30-minute informa- tional video about the need for the project, the project area and the goals of the project. Press Releases | The APM team released (3) press releases to increase earned media exposure. Aspen Community Voices | The APM project paired with the City of Aspen’s online community engagement platform where users can express opinions, share ideas and provide public input engagement opportunities on a wide range of issues in Aspen. Social Media | The APM has an ongoing media presence on the City of Aspen and PR STUDIO’s Facebook page Radio | Spotlight on the City radio spot briefly highlighted the projects vision and purpose and asked listeners to join a stakeholder team or attend April open house. APM Stakeholder Partnering Workshop | The Partnering Session brought together City of Aspen Partners, the project team to workshop and finalize project goals, define expectations for all partners, including the City’s team, to define project messaging and create a culture for the project team. This internal communication tool helped to align all parties around common goals and expectations. Survey Permission and Building Owner Coordination | For survey work, the APM team needed permission from various business owners within the project area to place prisms inside their buildings. This business coordination strengthened the project’s relationship to the project and increased engagement among this stakeholder group. Stakeholder Listening Meeting, Session I and Session II | Stakeholder team meetings are initiated. The purpose of the stakeholder meetings was to listen to community concerns and involve stakeholder groups at the beginning of the design process. Stakeholder groups were introduced to the project goals, project culture, project team and expectations. Stakeholders participated in a facilitated discussion to identify stakeholder insights, ideas and concerns. Aspen Chamber Resort Association Presentation | Project team members gave a brief overview of the project, project goals, phasing and project information. Over 200 people attended the Chamber breakfast. Public Open House, Session I and Session II | Two open house sessions were held on April 27 as an opportunity to share with the public the initial insights our team has found and to collect additional community feedback before the conceptual design phase. APM PHASE I PUBLIC INVOLVEMENT OVERVIEW APM PHASE I PUBLIC INVOLVEMENT OVERVIEW Project Information Letter | A direct mailer was mailed to all property addresses within the Mall project area including a phasing overview and introductory project information. Door to Door Outreach | Boots on the ground approach, meeting with downtown business owners and tenants in person. Over 200 on-on-one conversations regarding the project and ways to get involved. Stakeholder Team Formation | Individual emails and calls to stakeholders and leaders in the Aspen community. Stakeholder teams help facilitate a reciprocal dialogue between the project team and the community. STAKEHOLDER TEAM DESCRIPTION CITY OF ASPEN AND PROJECT TEAM Skilled team of project managers, City employees and consultants who are passionate about creating a legacy project that protects the character yet meets the needs of future infrastructure. DOWNTOWN CORE, MALL BUSINESS TENANTS AND PROPERTY OWNERS TEAM (MBT) This stakeholder team represents building owners, representatives and tenants within the project and will be the most impacted during construction. Also, stakeholders will directly benefit from Mall improvements and infrastructure upgrades. 1970’S MALL PARTNERS This stakeholder team includes individuals who participated in some way on the 1970’s Aspen pedestrian mall project. VISITORS, EVENTS, TOURISM AND RECREATION (VAT) This stakeholder team represents ambassadors of the customer experience and will communicate feedback from both visitors and locals during the Mall development and construction phases. OPERATIONS, MAINTENANCE, ACCESS, DELIVERIES AND MOBILITY TEAM (MALL OPS) This stakeholder team represents the commercial mobility to the daily operations in the Mall. This team will be utilized to provide input from the lens of vehicle access and maintenance around the Mall project area. SUSTAINABILITY TEAM This stakeholder team represents the Mall improvement project through the lens of environmental stewardship. ARTS, HISTORY AND CULTURE TEAM (ACH) This stakeholder team is crucial to maintaining the authentic, historic character of the Mall. This team will weave historical aspects into the new Mall design to maintain continuity and authenticity through conceptual design to construction. PARK USERS This is a stakeholder team is comprised of locals and community-minded volunteers who have respect for the placemaking opportunities in the Mall and its unique space in the City of Aspen. Project Launch Event, Session I and Session II | Informational event to create excitement surrounding the project. Opportunity for community to meet members of the project team and learn about the project’s purpose and vision. At event, (144) participants had opportunity to interact with the project team, provide initial thoughts, share favorite memories and comment on areas that they felt could use improvement. Media Awareness / Publicity | Project Launch Video | Mall users were asked to share a favorite Mall memory or reason why they love the Aspen Pedestrian Mall. This helps build trust in the project by acknowledging the personal impact this area has on the community. Website | AspenPedestrianMall.com is a central space for users to learn more about the project, provide feedback and contact the APM team. P150IV.A. vii PuBLIC AND STAkEHOLDER OuTREACH Based on Phase I interactions and feedback, stakeholders and the public are generally in support of all project goals. The team heard no significant objection to the initial project vision. Stakeholders and the public have indicated a readiness to move forward to Phase II. Maintain historical integrity and character of the Malls while upgrading infrastructure and access. There is a solid alignment among the project team, stakeholders and the public regarding the timeless aesthetic of the Malls. It is a consistent priority to maintain the integrity of the Malls’ design and feel. It is accepted that user experience and utilities could be improved. Overall, it is expected that aesthetics and needs are to be balanced, but the look of the Mall is not to be sacrificed for function. Historic context is key to the success of this project. Explore innovative ways to improve the stormwater infrastructure systems to further protect the Roaring Fork watershed. A common theme for feedback corresponding to this goal is the openness to see innovative solutions with the contingency that the overall feel and look of the Mall remains intact. There is a greater need to present options for stormwater solutions before consensus on scope and design can be reached. Replace aging utilities to serve customer needs for the next 50 years. It is generally accepted that the aging utilities need to be addressed to support the longevity and vitality of the Malls. Opinions diverge on some aspects of utilities including those associated with outdoor dining and lighting. Retain the Malls as an urban park with a strong forestry program that promotes best practices for the continued health of the urban forest. Stakeholders agree that the urban forest of the Malls is an important element to the overall aesthetic and character of the Malls. When asked about the amount of shade, event participants mostly indicated that the level of shade is appropriate for the mall during the winter and summer though some have expressed that the Malls’ canopy is too thick. Increase mall accessibility to meet modern code. Largely, stakeholders agree that improvements should be made to the overall grade of the Mall and have indicated some openness to the idea of targeted snowmelt. However, there are varying opinions regarding the materials. There have also been suggestions that the unevenness of the Mall is part of the appeal and character. Stakeholders generally support the look of the existing brick, but understand that there are significant access challenges associated with the material. Access for EMS is a top concern. Stakeholders also indicated challenges associated with delivery, operational and transit access. Stakeholders and the public emphasized the importance of maintaining service to businesses during construction and supporting the vitality of downtown. Engage the public and business owners to explore the best ways to enhance the Mall experience. The public, business owners and other stakeholders have been engaged in various ways throughout Phase I. The level of programming and activity is generally identified as appropriate for the Mall. Feedback indicates that there is room for improvement regarding Mall management, but it is important to stakeholders that the Mall maintains its flexibility. kEY EVENTS I. Internal Partnering Workshop The Partnering Session brought together City of Aspen Partners, the project team to workshop and finalize project goals, define expectations for all partners, including the City’s team, to define project messaging and create a culture for the project team. This internal communication tool helped to align all parties around common goals and expectations. Partnering participants expressed support for all project goals and a desire to create a collaborative effort with alignment in goals and messaging amongst the project team and partners. Partners conveyed concern surrounding the project’s political sensitivities, scope, sequencing and funding. A top priority for participants is to have a transparent and thorough interaction with the public and stakeholders ensuring that expectations are set and that alignment is developed throughout the community. II. Stakeholder Listening Meetings Stakeholder The purpose of the stakeholder meetings was to listen to community concerns and involve stakeholder groups at the beginning of the design process. Stakeholder groups were introduced to the project goals, project culture, project team and expectations. Stakeholders participated in a facilitated discussion to identify stakeholder insights, ideas and concerns. III. Public Open Houses Two public open house sessions were held on April 27 as an opportunity to share with the public the initial insights our team has found and to collect additional community feedback before the conceptual design phase. There is a level of apprehension surrounding the project specific to the design and elements that are to be determined including scope. Yet overwhelmingly, the public has indicated support for the initial direction of the project and has expressed a readiness and an excitement to see and review designs and plans. Majority of comments collected referenced the Mall experience. PHASE I PUBLIC INVOLVEMENT TAkEAWAyS P151IV.A.