HomeMy WebLinkAboutresolution.apz.031-97 A RESOLUTION OF THE
ASPEN PLANNING AND ZONING COMMISSION
ADOPTING THE
ASPEN DOWNTOWN ENHANCEMENT AND PEDESTRIAN PLAN (ADEPP)
RESOLUTION NO. 97- 3 1
WHEREAS, the Aspen Planning and Zoning Commission (hereinafter "Commission")
has the responsibility and the authority to adopt comprehensive plans for the
City of Aspen; and
WHEREAS, the City of Aspen and County of Pitkin in 1993 adopted the Aspen Area
Community Plan, a character-based plan developed by the citizens of the community,
which includes the Aspen downtown core area; and
WHEREAS, in response to citizen requests to make the downtown more pedestrian-
friendly and to minimize the impact of automobile traffic the City Council appointed an
Aspen Downtown Enhancement and Pedestrian Plan (ADEPP) Task Force, comprised of
twenty-one (21) members representing sixteen (16) "stakeholder groups" and six (6)
"citizens-at-large" to ensure all facets of the community were being represented; and
WHEREAS, in March 1996, the ADEPP Task Force began meeting every two weeks
from noon until 2 p.m. in the Council Chambers at City Hall to discuss the enhancement
of downtown. The Task Force defined the study area as being the twenty-four block
sector bounded by East Main Street on the north, East Durant Avenue on the south, and to
the east by Original Street and by South Aspen Street to the west. The area contains
approximately 56.5 acres and includes 11 zone districts; and
WHEREAS, after numerous meetings and discussions, the Task Force refined and
expanded City Council' s.original ADEPP goals to reflect, the following:
1. To preserve and enhance the downtown core as a physically
attractive place.
2. To improve the downtown core as a place which inspires and
accommodates a wide variety of activities and events year round
including arts, music, performing arts, recreation and shopping.
3. To make the downtown core more pedestrian friendly and
minimize the sense that automobiles dominate the downtown area.
4. To provide and preserve opportunities for multiple modes of
transportation within the downtown core.
5. To strengthen the downtown core as the commercial heart of the
community.
6. To provide the physical environment for establishments and
activity centers that can serve as community gathering places (heart
and soul of the community) in the downtown core.
7. To take greater advantage of opportunities for the utilization of
alleys and pocket park spaces for pedestrian circulation, social
interaction and commercial activity.
8. To work with other appropriate citizen committees and volunteer
boards to take maximum advantage of the knowledge and
experience of these groups and avoid duplication of purpose and
work product; and
WHEREAS, in December 1996, Design Workshop, a landscape architecture and
planning firm based in Aspen, was selected from a nation-wide field of consultant teams
to work with the Task Force and to provide professional services for Downtown
Enhancement Plan. Design Workshop and their team of experts (Charlier & Associates
of Boulder, traffic and BBC Research & Consulting of Denver, economic and market
review) completed in May 1997 the Inventory and Analysis phase of the three-part
planning and urban design process for the Downtown Core; and
WHEREAS, during this phase of planning, the consultants and Task Force members
met several times, including two worksessions on April 18 and May 6, 1997. The Task
Force and consultants derived from the analysis of transportation issues, economic
conditions of the downtown retail market, physical state of Aspen's public domain, public
policies which influence the town's built environment, and qualities which infuse Aspen
with its "heart and soul," the following ADEPP objectives:
1. To retain and enhance the traditional town form which characterizes Aspen and
separates it from other resorts.
a. Encourage public policy which reinforces the traditional urban form of Aspen
(open space and set-back requirements, viewplanes, etc.).
b. Establish a civic presence to the streets of the commercial core.
2. To strengthen the existing street grid of downtown Aspen while developing a
system of pedestrian enhanced streets.
a.. Prevent the car from being the dominate mode of transportation in the downtown-
create streets that encourage walking.
b. Construct infill sidewalks on the outlying streets of the commercial core.
c. Enhance pedestrian circulation across Main Street into downtown.
3. To allow for a functional downtown.
.a. Anticipate in 2015, that 43% of people in the downtown will be arriving by
automobile. Parking is an important factor to a functioning and vital downtown. Loss
of parking shall be minimized; attempt to replace each space lost with another
elsewhere in the downtown core area.
b. Establish a pedestrian/transit linkage at Rubey Park and from Monarch Street to the
proposed light rail (LRT) platform.
c. Minimize impacts to surrounding neighborhood streets when making
improvements to the streets in the commercial core.
d. Create and retain curbside parking wherever possible.
4. To enhance existing public spaces which are not functioning to their potential.
a. Create and enhance public spaces where special events and performances
can occur.
b. Address current urban forestry problems now and in future public improvements.
5. To maintain a balanced mix of successful commerce, lively public spaces and
civic character which is uniquely Aspen.
a. Seek alternative approaches to creating more opportunities for locally-serving and
locally-owned commercial uses downtown.
b. Allow for a public domain which both local residents and resort visitors
can enjoy; and
WHEREAS, City Council reviewed and concurred with the ADEPP Goals and
Objectives and the Existing Conditions Inventory and Analysis findings at two special
public worksessions on May 19 and June 10, 1997; and
WHEREAS, the Task Force and consultants then proceeded into Phase 2, Conceptual
Plan Alternatives. Design Workshop developed three plan alternatives:
Alternative One was a modest proposal that maintains the existing character and
function of the downtown while making improvements to the pedestrian system
(completion of sidewalks, pedestrian crossing improvements and special crossing
treatments) and enhancements to the existing malls.
Alternative Two maintained,, enhanced and expanded the existing pedestrian
malls while creating a street hierarchy and modifying on-street parking
configurations. It also included completion and expansion of sidewalks,
pedestrian crossing improvements and special treatments.
Alternative Three included all of the elements contained in Alternatives 1 and.
2. The plan also expanded the pedestrian malls. The new malls extended from
East Hyman Avenue south on Galena Street, then east on Cooper to Hunter and
south on Hunter to Durant; and
WHEREAS, the Task Force reviewed the Inventory and Analysis Working Paper along
with the three Conceptual Plan Alternatives prepared by Design Workshop, Inc. (DWI) in
relationship to the committee's established goals and objectives. The DEPP committee
reached a consensus at their regular meeting on July 8, 1997, even though a minority on
the Task Force continued to support Alternative 3. The majority noted that Alternative 2
does not preclude the possibility of implementing Alternative 3 in the future. The
ADEPP Task Force endorsed Alternative Plan 2 based on the following findings:
·
A. Conceptual Plan Alternatives
1. Altemative 1 does not "go far enough" in creating a downtown that committee
members believe is necessary for Aspen's core to remain vital and vibrant
in the future.
2. Alternative 3 has many attractive facets associated with it, especially the
pedestrian-friendly "mall-type" spaces that create special areas of attraction and
refuge, and which have become synonymous with Aspen. However, the addition of
more malls, loss of on-street parking and the potential for attracting more tourist-
oriented uses made this seem too drastic a recommendation for the Task Force.
3. Alternative 2 addresses all of the Council and Task Force goals and
objectives in a comprehensive manner. It builds upon the successes of the existing
pedestrian malls while retaining and reinforcing the traditional town form. The plan is
flexible in that it can be phased to accommodate light rail, the Galena Street Trolley
Independence Pass Plaza and if desired, furore pedestrian mall expansions.
B. Physical Improvements
1. Creates a hierarchy of public streets within the downtown core: Main Street/State
Highway 82; Primary Commercial Core Streets; Secondary Commercial Core
Streets; and Downtown Residential Streets.
2. Defines the streets of Mill, Galena and adjoining sections' of Hyman, Cooper and
Durant as "core streets" reinforcing the "vector of desire" in the downtown.
Increases sidewalk dimensions to provide better pedestrian movement and creates a
civic presence through consistency of materials, provision of street furnishings and
more ordered treatment. Makes the "messy vitality" a little less messy.
3. Extends the ends of the Mill and Galena Street pedestrian malls to Durant Avenue.
Designates these sections of the malls as "pedestrian streets" to allow continued use by
vehicles and busses.
4. Creates a spatial and visual linkage between the Cooper Avenue/Mill Street malls
and Wagner Park. Allows for the relocation and improvement of the public restrooms
at Wagner Park.
5. Develops a street/landscape that brings both sides of the malls together to enhance
the pedestrian and shopping experiences. Enhances architectural character and
visibility of storefronts where appropriate. Currently, the malls are segmented by
landscape elements. Proposes to reorient benches, realign water feature bridges,
remove overgrown vegetation through judicious pruning and thinning and allows for
the potential addition of information kiosks.
C. Pedestrian and Public Safety Improvements
1. Creates a comprehensive and interconnected sidewalk system. Proposes sidewalks
where none currently exist. Promotes wider walkways with narrower streets as being
very desirable. Proposing all sidewalks to be ADA accessible.
2. Provides neckdowns/bulb-outs along Main Street at the intersections of Aspen,
Monarch, Mill, Galena,-Hunter and Spring Streets to improve pedestrian crossings to
and from the downtown core. Creates "special treatments" for these critical pedestrian
crossings; "striping" is alone not sufficient. Coordinates these improvements and
funding allocations with the CDOT/City of Aspen Entrance-to Aspen project.
3. Creates neckdowns/bulb-outs along Durant Avenue at Mill, Galena, Hunter and
Spring Streets to improve pedestrian circulation and safety from the downtown malls
and Rubey Park to the ITT Sheraton Hotel, Silver Circle Ice Rink, Little Nell Hotel
and gondola. Creates "special treatments" for these critical pedestrian crossings;
"striping" alone is not sufficient.
4. Removes obstructions to pedestrian movement along Durant Avenue as noted
on the plan.
5. Creates "pedestrian arcs" at the corners of Hyman and Mill (Wheeler Opera House)
and Cooper and Galena (Paradise Bakery) to alert drivers that these are significant
pedestrian crossings.
6. Provides for the location of Emergency Medical Training (EMT), fire and police
facilities to effectively serve the users of the downtown core area.
D. Public Streets and Parking
1. Retains as much of the current on-street parking supply as possible. Concern by
Task Force members that reduction of downtown parking will diminish public support
and acceptance of any proposal.
2. Replaces on-street parking spaces eliminated due to pedestrian improvements and
street reconfigurations at a 1:1 basis. Conversion of angled parking to parallel parking
results in the "lost" spaces being relocated to other on-street parking areas within the
downtown core.
3. Allows and encourages opportunities for seasonal street closures. Needs further
evaluation on how the streets will be used and how the infrastructure can be designed
to enhance the potential activities ( i.e,' shallow gutters with roll-over curbs; use of
similar materials, colors, textures, etc.).
E. Public Transit
1. Incorporates proposed light rail (LRT) alignment into the plan along the eastern
side of Monarch Street and the north side of Durant Avenue to Rubey Park. LRT and
Monarch transit station needs integration with streetscape enhancement and Wagner
Park plans.
2. Delineates Galena Street Trolley alignment in the Preferred Plan for furore
planning purposes. Ensures that the potential trolley is fully integrated into the Galena
streetscape enhancement plans, meets ADA requirements and interfaces with the
Rubey Park Transit Center.
F. Independence Pass Plaza Concept Plan
1. Conceptually, agree that the proposed massing, scale and land use allocations "fit"
within the context of downtown Aspen.
2. Concur that the location is appropriate for an east-end intercept parking garage.
Design parking and circulation so that downtown streets are not impacted. Encourage
vehicles to remain on Original Street and out of the "vector of desire." Use signage
and entry/exit locations to direct traffic circulation.
3. Recommend that East Cooper Avenue remain a public street and-that it not be
developed into a pedestrian plaza or mall.
4. Agree that the site is an appropriate location for uses that are locally-owned and
locally-serving.
5. Recommend strongly that affordable housing be developed on the site. Advise that
additional upper story affordable housing on the south portion of the site adjacent to
the Durant Mall may possible in termS of urban design and massing.
6. Agree that the free-market units should have excellent southern exposure and views
to Aspen Mountain.
G. Public Policy
1. Adoption of Preferred Alternative 2 reinforces and expands the vision established
in the Aspen Area Community Plan. Implementation of DEPP's Preferred
Alternative: revitalizes the permanent community; provides transportation
alternatives; promotes environmentally and socially sustainable development; and
maintains and improves design quality/historic compatibility.
2. Adoption of DEPP's Preferred Alternative 2 does not preclude the aPproval and
implementation of any of these projects: Entrance-to-Aspen and LRT; Galena Street
Trolley; and Independence Pass Plaza.
3. Development of affordable housing is very appropriate and desirable in the
downtown core. Specific locations need to be evaluated on a case-by-case basis.
Existing 'zoning requirements (FAR and height limitations; mitigation measures; and
viewplanes) may be modified at Council's discretion where appropriate.
4. Support revision to City's open space requirement in the commercial core as it
encourages "bad" urban design solutions. DEPP strongly discourages the creation of
sub- and partially below grade open spaces that separate buildings from pedestrians,
public sidewalks and streets. Encourages staff to investigate the "transfer" of open
space to affordable housing FAR at Council's discretion; establishment of build-to
lines; and designation of street corners as "special treatment" areas.
5. Maintain, to the extent possible, the current supply of on-street parking in the
downtown core. Convert parallel parking to angle parking where appropriate to
compensate for any loss of on-street spaces resulting from this plan. Modify loading
zone areas to allow public parking during certain hours of the day.
6. Address the on-street parking impacts associated with the implementation of the
LRT alignment on Monarch and Durant.
7. Initiate the master planning process for Wagner Park immediately. Strive to
create an imPortant civic park, a community focal point, that is more fully integrated
with the pedestrian malls and functions year rOund for a wide variety of groups
'7
and activities. Incorporate the alley along the north edge of Wagner Park into the
Wagner Park Master Plan.
8. Agree that the primary use of alleys is for service and delivery. Future planning
efforts may address how the alleys may be enhanced.
9. Concur that snow removal practices are important, but they are not a primary
limiting factor in the downtown enhancement plan. Recommend that snow removal
practices be modified to accommodate creative urban design solutions.
H. Recommendations:
1. To adopt the Task Force's recommendation of Alternative 2 as the
Downtown Enhancement and Pedestrian Master Plan for guiding the future of
downtown Aspen.
2. To authorize the Task Force, consultant team and staff to proceed with the
Design Development phase of the Downtown Enhancement and Pedestrian Plan
(DEPP) process; and
WHEREAS, a special joint public worksession with Aspen Planning Zoning
Commission and Historic Preservation Commission was held on September 23, 1997 to
review, discuss and make recommendations regarding the three Conceptual Plan
Alternatives.
NOW THEREFORE BE IT RESOLVED by the Aspen Planning and Zoning
Commission that they do hereby endorse the Aspen Downtown Enhancement and
Pedestrian Plan (ADEPP) Alternative 2; and that all plans shall be submitted to Aspen
Planning and Zoning Commission for more detailed review and approval.
APPROVED by the Aspen Planning and Zoning Commission 6 to 1 at a regularly
'scheduled public meeting on October 21, 1997.
APPROVED AS TO FORM:
%hn~orcester
City Attorney
ASPE~LANNING
Sara Garton
Chairperson
E ~
Stan Clauson
Community Development Director