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Home My WebLink Aboutordinance.council.046-06 ORDINANCE NO. 46 (SERIES OF 2006) AN ORDINANCE OF THE ASPEN CITY COUNCIL ADOPTING THE CIVIC MASTER PLAN, CITY OF ASPEN, PITKIN COUNTY, COLORADO. WHEREAS, the Aspen City Council in June 2000 initiated the Civic Master Plan process to provide guidance for future development in the Civic Core of the City of Aspen, and appointed members to the Civic Master Plan Advisory Group; and, WHEREAS, the Civic Master Plan Advisory Group consists of representatives of various local organizations and agencies that are located in the Civic Core of the City of Aspen, and has held numerous meetings; and, WHEREAS, upon review of the Draft Civic Master Plan, the Community Development Department and the 25-member Civic Master Plan Advisory Group recommend adoption of the Draft Civic Master Plan in June 2006; and, WHEREAS, a copy of the 20-page Draft Civic Master Plan was inserted in the Aspen Daily News and posted on the City website in August 2006 as part of a public feedback process; and, WHEREAS, the Aspen Planning and Zoning Commission has the responsibility to review comprehensive plans or any supplemental plans, guidelines or documents, pursuant to Section 26.212.010(R); and WHEREAS, during a duly noticed public hearing on November 21, 2006, the Planning and Zoning Commission reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein and recommended pursuant to Resolution No. 31, Series of 2006, by a vote of 5-1 that City Council adopt the Civic Master Plan with conditions; and, WHEREAS, the Aspen City Council has reviewed and considered the Draft Civic Master Plan under Section 26.104.030 and Section 26.208.010(1) of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, during a duly noticed public hearing on December II, 2006, the Aspen City Council reviewed the proposal and approved Ordinance No. 46, Series of 2006, by a 4-1 vote, approving with conditions the Civic Master Plan; and, WHEREAS, the City Council finds that the Civic Master Plan meets or exceeds all applicable standards and that the approval of the Civic Master Plan, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED THAT THE ASPEN CITY COUNCIL ADOPTS THE CIVIC MASTER PLAN: Section 1: AdoDtion ofthe Civic Master Plan Pursuant to the procedures set forth in Section 26.208.010(1) City Council powers and duties of the Aspen Municipal Code, the City Council adopts the Civic Master Plan as a regulatory document. Section 2: RelationshiD to the ASDen Area Community Plan a) Pursuant to Section 26.104.030, the 2000 Aspen Area Community Plan was utilized for the adoption of eight (8) Core Principles contained in the Civic Master Plan, as well as the findings and recommendations contained in the Civic Master Plan. Specific references to portions of the AACP are made in each section of the Civic Master Plan. b) When land use applications are required to demonstrate consistency with the Aspen Area Community Plan under Title 26 of the Aspen Municipal Code, land use applications shall also be required to demonstrate consistency with the Civic Master Plan. Section 3: Re2ulatorv aDDlication of the Civic Master Plan a) Pursuant to Section 26.104.030, the Civic Master Plan shall be considered a regulatory document. Planning and development initiatives for land use entitlement on the parcels identified in the Civic Master Plan shall demonstrate consistency with the findings and recommendations in the Civic Master Plan. Planning and development initiatives for land use entitlement on the parcels identified in the Civic Master Plan unable to demonstrate consistency with the findings and recommendations of the Civic Master Plan must demonstrate that the conceptual plan and/or development proposal is consistent with the eight (8) Core Principles contained in the Civic Master Plan, and the portions of the Aspen Area Community Plan referenced in the relevant section(s) of the Civic Master Plan. b) Upon adoption, the Civic Master Plan shall supercede the City of Aspen Rio Grande Master Plan of 1993. Section 4: Code Amendment Section 26.104.030 of the Aspen Municipal Code, which section relates to the "Comprehensive Community Plan and other Plans, Guidelines or Documents," is hereby amended as follows, to read: Section 26.104.030, Comprehensive Community Plan and Other Plans, Guidelines, or Documents. The city shall from time to time adopt and update a comprehensive community plan (known as the Aspen Area Community Plan or AACP) which shall establish and project the city's land use and development planning philosophy, goals, and policies. The comprehensive community plan shall be broad in scope, and serve as a guide to all land use development and planning. The plan shall encourage and incorporate regional planning as well as land use development cooperation and coordination between the city and neighboring communities and jurisdictions. From time to time the city may re-adopt, amend, extend, or add to its comprehensive community plan, or carry any part of its subject matter into greater detail through the development of supplemental plans, guidelines, or documents. Within the text of these plans, guidelines, or documents it shall be de-scribed how the material shall be used in relation to the AACP, land use development, and planning. Specifically, there shall be a determination of whether the document shall be used as a guiding or regulatory document. The document shall be adopted by resolution or ordinance, as provided in Chapter 26.200, Administration - Decision Making Bodies. Before the adoption of a plan or any such part, amendment, extension, or addition by an adopting body, at least one (I) public hearing shall be conducted, notice of the time and place of which shall be given by one (I) publication in a newspaper of general circulation in the city as outlined in Section 26.304.060 E.3.a., Publication of notice. (Ord. No. 50-a, 2005 Sl) Section 26.104.030(A) Civic Master Plan. The Civic Master Plan, adopted per Ordinance No. 46, Series of 2006, shall be considered a regulatory document. Planning and development initiatives for land use entitlement on the parcels identified in the Civic Master Plan shall demonstrate consistency with the findings and recommendations in the Civic Master Plan. Planning and development initiatives for land use entitlement on the parcels identified in the Civic Master Plan unable to demonstrate consistency with the findings and recommendations of the Civic Master Plan must demonstrate that the conceptual plan and/or development proposal is consistent with the eight (8) Core Principles contained in the Civic Master Plan, and the portions of the Aspen Area Community Plan referenced in the relevant section(s) ofthe Civic Master Plan. Section 5: This Ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 6: If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 7: A public hearing was opened on the 11th day of December, 2006, at 5:00 PM in City Council Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a public notice of the same was published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on this 27th day of November, 2006. Attest: ~ FINALLY, adopted, passed and approved by the Aspen City Council this 11th day of December, 2006. Attest: Approved as to form: ~dk Ity Attorn y Preamble . The Aspen community has a rich history of generating powerful ideas that are well ahead of their time - and an equally compelling history of individual passion, energy and risk-taking that broke new ground. and created a one-of-a-kind community. From the Goethe Bicentennial to the Aspen Institute and Aspen Music Festival, from the campaign to establish unparalleled Wilderness Areas to the seeding of a wide range of now-vital arts institutions, the Aspen Idea took hold and defined the community as 11 model for innovation - a community that dreams bigger and reaches further to create a unique sense of place. IfimitJ.tion is Ihe ulrimate flattery. then OIhcr mountain communities have steadily and relentlessly paid Aspen the highest respect. As othets have tried to re-create the modd, A'pencontinucsroreinvcntitsclf. Our powerful resort environment has sometimes ()V{'r- whelmed a sense of local colllmunity, and the Ciry of Aspen has responded over the ye:trs by adopting an ambitious set of civieobligarions. Aspen was the nrst mountain ~sort to t'stablish a major affordable housing program, and the first to establish a sales tax for child care. We've subsidized The Thrift Shop and local arts groups, and fOllnd a w.l.Y to help redevelop locaUy- serving businesses in the downtown area. To remember Aspen's history is to recognize a heritage of innov.ltion - Aspen is always at a crossroads that has never been encountered. We need to nnd out what's going on in the city's trajectory, and should - once again - have a clear intention to do new things first. Aspen is about memory and prophecy. In the Civic Master Plan process, we have used the 2000 Aspen Area Community Plan and eight Core Principles as a l(llidinl{ compass. If we can implement l{oals and prin- ciples at many sites around the Civic Core, we can realize a cascading series of seemingly small steps that add up to Kfe:usuides. We can take: steps to overcome the pedestrian barrier that our Main Street has ba:ome; we can ct".lte a new ami pedes- trian-friendly Galena Street Extension that invites people to Galena Plaza and Rio Grande P-.u-k; we can revitalize the un-u>ed open SI~A~1: at Galena P1a7.a; we can help find a new home for the Aspen An Museum in the downtown that reaffirms our identity as a leader in the arts; we can expand the popular Thrift Shop; we can renovate our downtown Fire Station to improve public safety and maintain the invaluable culture of the Aspen Volunteer Flre Ikrmmenr. We can strike a balance to re;u;:h a myriad of goals. We are now learning that projects such as Obermeyer Place can preserve h.-ally-serving businesses and bring illfordable housing to the downtown area. We can create a respectfi.d edge which frames the beautiful picnne that is Rio Grande Puk and bring complementary uses to the Park; we can dean storm water and re-create the riparian environment along the Roaring Fork Rfw:r with streams & WAterfalls; we can retain the traditional civic functions oflocal government in the downtown and maintain a year-round feding within a powerful resort environment; we can explore the possibilities for the Wheeler Parcd that show the community is alive and evolving - and continuing to celebrate its core identity as a centet for arts and culture. As the Civic Master Plan Advisory Group has applied its Core Principles to one site after another - grounded in the Aspen Area Community Plan - it has steadily built a larger vision. The Advisory Group has explored numerous ways for the community and the City of Aspen to live up to its civic obligations: To mAintain a world-class resort tmd a healthy year-round community. .We hope the Civic Master Plan win become a powmut hybrid - not just a spoken philosophy; aOlI not jm1 a brick and mortar exercise, but a working vision and a strategy in progress." - Civic Mll!Iter Plan Advisory Group. Introduction ....................... 2 Section I ............................ 5 Locally Serving, Locally Owned Business Section II ........................... 7 lhe Arts in ASl'en Section III ........................ 11 Local Government Section IV......... Public Open Space Section V......................... 18 Pedestrian Movement 15 Purpose The Civic Master Pbn provides guidance for the future use of publidy-owned properties between Aspen Mountain and the Roaring Fork River. The Civic Master Plan Advisory Group relied upon the 2000 Aspen Area Community Plan, and eight "Core Principles. to generate and adopt numerous nndings and recommendations. The Civic Master Plan attempts to sketch out a series of memorable places - and ultimately VAints a "big picture' for the civic l.."Orc of Aspen that is intended to he greater than the sum ofits patrs. Future land use applications for any site evaluated in the Civic Master Phn must demonstrate .consistency.with the Civic Master Plan, pursuant to Section 26.100.104(A) of the City of Aspen Munidp',u Code. ThiS document II also available online at: _aspenp'tk,neom. PI",a"" send YOUf leellback 10 Special Pl'ojecll Planner BM Gagnon. City of Aspen. 130 S. Galena, Aspen. CO. 81611. Of to bengOci.aspen.eo.us. includlng)'GUf name. and city Of county or fesidellCe. o;l cr CO o - (') o :::J - CO :::J - (f) . ~ o ~ ~ g, o . ~ i'l o ~ ~ ~ ~ ~ ~ ~ . ~ '" ~ ;; i'l . ~ ~ . ~ ~ ~ --- PEOPLE The Civic Master Plan Advisory Group I I I The people who h~ served 1$ members of the Civic M:iSter Plm Advisory Group (C~lPAG) represent a wide:lml.Y of government agencies, non-profit groups and locally-serving businesses. To underst.md why this particular mix of groUJ>> was chosen to generolte the: Civic M:uter Plan, it's impomnt to briefly explore the nleaning of the word civic. Civ-ic Latin: civicus. derived from civis, meaning "townsman" orcitilrn. 1. Rebting to the government of a (own or city. 2. Relating to the duties and obligations of belonging to a community; civic pride. I . The first definition of civic, ;lbovc:, is the strict definition, relating only to the functions of local government, and the functions and dUliet of citizens within that government. I Historically, those civic fum:tions have been located in Aspen's urban core, including the Courthouse, the original City Hall on Dunmt Street, the Fire St.!.tion on Hopkins Strttt - and Armory Hall on Galena Street, which became City Hall in the 1950s. I I I After Aspen becWle a world class ski resort in the second half of the 20th century. the downtown sprouted lodges, condos and shops that cater to tourists - but the functions oflocal government, the courts and public safety remained in the heart of the downtown. While those who live here may take them for gunted. the presence of these buildings and the activity that surrounds them has h<<:ome an impolt"Ant p-AIt of the community's ye-.u-round character. Many communities build a "glass box. outside of town and call it a Civic Center. In Aspen. those civic functiom are integr.a.ted into the downtown, rctain~ ing the traditional dements of a small community within a powerful rcsort environment. But there is a broader meaning of the word civic, as found in the second definition: "The duties and obligations of belonging to a community; civic pride.. Over many years, the Aspen comnlunity has created a unique set of civic obligations - the City and the County have stC'adily taken on responsibilities beyond simply pro~ cessing building permiu and dog licenses. In a very general sense. this unique set of civic obligations are intended to maintain a healthy year~round community and a world-class resort at the sanle time. Over the years, the City has bought and oper.ued the Wheeler Open House; provided low-cost space to a wide range of.uu and cultural groups; provided low-rost space I This doeumenl is also ilvaililble online ilt: www,aspenpitkln.cOfn:P1nsesend1_oo.fHdl)aekloSpeeiaIPfOJe<:ts Plilnner Ben Gagnon, ' C,tyo' ,l,s.pen. 130 S. Gillenil. Aspen, CO. 81611, 01 to bengOcl,aspen.eo.us. 1n.(lu(hngyOl,l' name. and City OIcounly 01 '~$ldenee to the Aspen ChWlber Resort Association and the Visi- tor Center, subsidized affordable houling and da)'care; provided low-cost space to The Thrift Shop; entered into a public~private partnership to redevelop sp-ace for locally- setving non-rrt.w businesses; and established public p:uks & pedestrian paths. And this is only a partial list. The Civic Master Plan was generated by a 24~membet Ad~ viwry Group made up oflocal organizations that rcpresent many of these different interests. The overriding goal was to ensure: that all of these interests remain healthy and capable of continuing to play the vital roles they ph_y in foroling md preserving the identity of the Aspen community - to live up to the civic obligations the City has established for itself. The Civic !\obster Plan w.u based on a representative com- minee process: Each CMPAG member provided updates to the board mdlor constituents they represented. and subse- quently brought feedback to the CMPAG as a whole. This representative process literally encomp-assed hundreds of people as part of the development.of the Civic Master Plan. In addition to the members of the CMPAG that repre- sented specific groups, there were seven citizens-at~large who served as members: Charles Cunniffe. Pat Fallin,Jackie Kasabach, Bill Lipsey. Sue Smedstad, Bennett BrWlSOn and Stan Clauson. fE I I I . 1 -- CATALYST The Civic Master Plan As Catalyst Starting in 2000, the Civic MilSter Plan process W.lS lengthy and unpredictable. Each organization had ... different vision, schedule and financial capability. Each site had unique assets and liabilities. hSlles of timing sometimes cre:.ltw ddays in rhe work of the Advisory Group. Perhaps most importantly. the CMPAG recogniud carlyon thilt it could not simply feU any gh-en org,mizarion to relocate to a new;md Ixtter site - or stay downtown instead of moving out of the civic core. Instead, the CMPAG neadily grew into a V'.uuablc role - a~ 11. (:.italyst. During its six.ye;u tenure, the CMPAG grew skilled at cf(";lting the context for organizations to molke infomll~d decisions. One of the most valuable clements of the Civi, l\l:urer Plan was its ability to spawn important civic projecu almost from the very beginning. It has been a living pbm - a work in progress. Not long .dter the Cr.-tPAG adopted its Core Principles in 2000, the Advisory Group offered its input to the Aspen Consolidated Sanitation District (ACSD) ^-laster Plan. for its headquarters property on N. Mill Street. In 2005. when the City C<luncil approved the ACSD Master Plan, it refl~ted the C;VIPAG's input regarding bikdpedestrian paths and the restoration of natura.! gr.we, along the Roaring Fork River. In 2001, the CMPAG identified the Obermeyer Place area not only as a dilapidated neighborhood badly in need of renOV"d- tion and redesign - but as a non-retail, locally-serving business park that w;u critically important to preserve:as pm of Aspen's year-round community. In addition, the CMPAG found that due to the low rents inherent in this non-retail business park. a public-privAte parmenhip would be needed if a renovation project ~re to proceed. By simply providing this context, the CMPAG acted as a catalyst for the City of Aspen and Ober- meyer Redevdopment Co. to form a public-private p".lItnenhip that resulted in the oo05U1lction ofObemleyer Place. Similarly. the CMPAG focused on the need for an expanded and more visible Visitor Center, and staff outreach resulted in :In opportunity for the City to gain free space for a new Visitor Center on Main Street. Although a public referen- dum ultimately ddeated this proposal, the CMPAG again acted as a catalyst. and helped create a unique opportunity for the civic core. In 2005, the CMPAG recommended an information-gathering effort entitled the Arts Sector Facilities Analysis to help answer the question: Is a new shared-use am facility needed in Aspen? Again. this represented a catalytic effort by the CMPAG, Rather than establishing philosophical guidance - which is already provided by the Aspen Area Community Plan - the CMPAG has been a working group, using its Core Principles to focus on a wide range of actual sites in the civic core, And this docummt is intended to be a living and working document, continuing to provide inlportant context for infomled decision- making in the future, I . I This document is also nailable c.nline at: www.aSj)eflpitk,n.ecm. Plene $enC YOU' fe-edback te Special Projects Planner een Ga(U1On, I J City 01 "!,pen. 130 S. Galena, Aspen, CO, 81611, Of Ie bengOei.aspen.co.us, including your n~me, and city Of county Ilf reSidence - CORE PRINCIPLES Implementation of the Civic Master Plan Regulatory Application On 0<<. 11,2006, the Aspen City Council appl'OVf'd Ordinance No. ~. Series of 2006 (Stt Appendix A). Pursuant to 5<<tloo 26.100.104 and Section 26.100.104(A) ofrhe Aspen l\.lunicipal Code. the Civic Master Plan is a regulatory document that requires furute land use applications lor any site evaluated in the Civic I\h.ster Plan to demonstrate -consistenc( with its findings and recommendations. If a land use applica- tion cannot dernonstl1lte consistency with the findings and recommendations, the application must demonstrate consistency with the eight Core Principles, and the rel- evant portions of the Aspen Area Community Phn cittd in the Civic Master Plan. Conditions of Approval The Aspen City Council adopted two conditions recom- mended by the Aspen Planning & Zoning Commission as part of Resolution No. --' Series of 2006 (sc:c Ap- pendix A). The two conditiom are; 1) Like uscs should be located near like: uscs whent"Ver possible:; and 2) Enhance:ment of existing uscs should be p<<mitted. Geography The Civic Master Phn focused on the civic core - from Aspen Mountain to the Roaring Fork RiVt'r. Within that region, two sub-areas emerged - north of Main Street, and south of Main Street. . I South of Main Street, the lOcus was on those vita.! civic buildings such as the rll"e Station. the Wheeler Opera Houoc and the Wheeler Parcel. With most of the urban, compact downtown already built and largdy following the principles of sound urban design, the Cl\IPAG spent a great deal of time on the area north ofl\lain Street. Historically, the City of Aspen treated the land a.l.ong the Roaring Fork River no differently than most other American cities and towm treated their riverfronts - it How to Read the Document In each of the five sections, the reader will find a sum. mary that includes a reference to relevant portions of the 2000 Aspen Area Community Plan. Following the summary are two or more sub-sections that address specific sites. These sub-sections reference the relevant Core Principles relied upon by the C;\IPAG. The findings and recommendations for e;tch site are embedded into the narr;ttive, along with photogrnphs and renderings. In these sub-sections, the report often says, wthe C;\lPAG found that .... This refers to a finding, which is a statement based on Core Principles that was adopted by the Cl\IPAG. In the sub-sections. the report often says. "The CMPAG recommended thILt",.. This reters to a recommendation that was adopted by the CMPAG. Instead of prescribing only one use for each site. the Civic Master Plan may identitY a range of appropriate uses. The findings and recommendations in the Civic Master Plan may also indicate priorities for various sites that can be found in the main narrative. When multiple uses are: ide:ntified, the: reader will find a NOTE ON ~H II TIPI E USES was an industrial zone, including an old dump. Over the last ;everal decades it has been rehabilitated, largely with Rio Grande Puk and associated pedestrianlbike trails through the: river corridor. Beginning with the: Aspen Consolidated Sanitation Dis. trict headquamrs site and Obermeyer Place, the CMPAG discovertd thert are further .teps that can be t:Uten to create memorable places in this important area between Main Street and the Roaring Fork River. A 191h-cellturyviewulllleRiu Grande Railroad terminal area in what is now Rio Grande Park.. 'I Thi$ document i$ al$O available online at: www.aspenpltkln.com.Plut.e t.end )'OUI reed back to Special Projects Planner Ben Gagnon, . . CIty of Aspen, 130 S. Galena. A$pen. CO. 81611, or to bengOeLaspen.co.us, includIng you. name, and CIty or county 01 residence I I I I Summary This section focuses on a sector of the business commu- nity that has steadily drained out of the City of Aspen, often to the Aspen Airport Business Center, but also nlrther downvalley. These are the painting contr1ctors, auto repair shops, glass repair, landscaping firms and commercial bakeries - non-retai.l. service businesses that are often owned hy local people and tend to serve either local people or other local businesses. Certainly, some of these businesses may serve tourists, but they;welargelylocallyserving. \Vithin the civic core, there are only two non-retail small business parks remaining - they Me located in two Ser- vicdCommerciallIndustrial (Sel) Zone Districts. One is at Ob!'rffit'}'t':t Place, which is now being completed. The orhr! is deilCfibcd u .sel West"in this document. Sel West is located on X.l\.tiU Street between Puppy Smith St. and the bridge over the Roaring Fork River. This pan:e1 of\aml is tile only printely owned property that is ev.uuated in the Civic l\hster Plan. In addition to the SCt Zone District, the Land Use Code oft(-rs~ second zone district for locally serving busi. nesses:The Neighborhood Commercial Zone District. This district allows for retail stores, restaurants and other uses, but only those intended to serve the neighborhood I I I I I I Obermeyer Place When the Civic Master Plan Ph1Se I Report was i.sued in 2001, thl' Ob(rmeyer and adjacl'nt propertil's fearured a haphazMd street and parking layout interrupted by a series of dilapidated buildings. The Phase I Report described the Olrea as a pedestrian bMrier between Main Street and Rio Grande Park. Because the relatively low renlS in the SCI Zone Dimict would not be able to finance a major rl'de- vdopment, the Phase 1 Report suggested a publidprivate partnership that ~-ould provide a number of puhlic b(ncfus. In 2001, CMPAG ml'mbtr Bill Lipsey met informally with city statf and Klaus Obermeyer. All parties recognized a set of shMed goals for the Obermeyer properry and neighbor- ing SCI .zoned properties. i.".~. . ,..;.;... '/C....,"" - '_ ".r'o' ;.' " ~~'\{ uea. Retail stores targeting the tourist population are not permitted. Obermeyer PLtce includes a small piece of Nei~hborhood Comnu:rdal 7.onin~, dOl'Cst to Rio Grande Park.. SECTION ONE WILL REVIEW THE FOLLOWING THREE SITES: + Obermeyer Place + The SCI West parcel + The City-Owned Parking Lots at Rio Grande Place - ,~' . -""~' -ll~ \, "~ "~~I' ~ t'\Wr,~, ~ i .: . -.t'\.,... - -\" ." :.,... I \, ,~, -::. 'I" . I: " Obermeyer Place, belore &. after: The renderings .11 right show how lhe five new bllildinRS at Obermeyer P/ire rre- ate a distinct "positive" interior space. which establishes strong pedestrian routes. At rhe same time, the buildings relate dJrecr/y to Rio Gri'lf1de P/;JCe and 10 Rio GMnde Pi'lrk, creating a well-delined "edge" between the urbdll IPuck and the park. In April 2002, the City Council voted to form the Ober. meyer P!a,e Task Force, made up of dli7.cns and a va- riety of stakeholders. The Task Force worked with City stall and Obermeyer's planning and architectural team to design a project via a public/private partnership. In April 2003, the City Council unanimously approved the redevelopment project, which included: . the redevelopment of 38,000 square leet of SCI space; . two kvcls of underground parking (including 20 spaces for City use); . a series of pedemian ways, including a connection belween Main Street and Rio Cr<l.ndc Park; . 22 free-market residential units; . 22 deed-restricted affordable housing units. Oberml'~r Place is a strong example of designing .urban ed,ltes.~The fl"dcvelopmcnt created .positive" interior space via the lay.out and the shape of five buildings on the sitl'j it created clear pedestrian pathWliys both internally and throu,lth the site (between Main Street ami Rio Grande Park); and it created a defined edge for Rio Grande Place. This well-defined tdge creates a stronger identity for both the urban site on one side and for the adja~-ent Rio Grande Park and riverside trail. Pedestrl.3n-on/y walkways in the interior of Obermeyer Place. @ ASPEN AREA COMMUNITY PLAN Encourage a more balanced permanent community. Local ownership of business helps maintain our community's unusual character, tends to return more money to the local economy, and provides additional opportunities for upward mobility of working people. locally serving businesses.., should be supported because they make commerce more convenient and strengthen the local economy by causing transactions to take place in the community that otherwise would take place elsewhere. Erid!/!! L~tooYrltz, own/!!( of Ski 5P.rYice C/!!nter / Boord Werks, will be located at Obermeyer Place in the Service! CommerciaVlndusfrla/ Zone Distnct. ~ Before After Of course, Oberme}'l'f Place is not only abom shapes and la)'QUt - the mixt:d uses at the sites will create a sense ofvilality. fiIlin~ the ground-I~1 pedestrian walkwa~ with people, and creating the kinds ofinter;tCtions that make for il distinct and interesting neighborhood. '. RELEVANT CORE PRINCIPLES . Mixed-use: buildings and mixed-use ueas create <l.ctive, vibrant <l.nd memorable places. . Affordable Housing and Aifordable Commercial space ensures the viilbility of civic functions and vitality of town. , Civic planning must address Ihe need for puking while not inducing additional tratfic. . Partncrships between and among the public and priv:nc sectors can be very advantageous in achieving public goals. This document is also awailable Oflhne at: __.s~np'tkin.com. Please send your feedback 10 Special Projects Planner Ben Giignon. City 0' Aspen, 130 s. Galena, Aspen, CO. 81611, or to bengOcLnpen.co_u$. includinllYllur name. and cit'yor county of residence. I .. LOCALLY SERVING. LOCALLY OWNED BUSINESS SCI West The seT West pucci is I()("atcd on N. Mill Street,l>etwccn Puppy Smith St. and the bridge o","t the Roaring fork River. It is home to dozens of non-retail, scrv1cc-orienred business- es indudinK a land.<capinjot firm. a stone aOllli!c husiness, an interior lighting design studio and a consignll\('nt shop. The property is privately owned and its condition is .imilu in several WAYS to the former Obermeyer Place property: The placement of the buildings, interior roads and parking areas is somewhat haph:l'l:ard. the relationship to N. :\lill Street is not well definM and the pedestrian expco:rience is suhpu. The SCI \Vest parcel is located on sloping Land, which may mitigate the impacts of additional building height and may allow for uflllcrgrouml parking as well. nit CMPAG found thllt, "The Obermeyer Place project was a successful public1private partnership that could be used as a model lor redevelopment at SCI West" The C;\1 PAG recommended that, "City staff should hold discussions with property owners in the SCI \Vest area to determine if there is interest in a redevdopment project, us- in!: Ohermcyrr Place a~ a model. Puhlic benefit~ identified by the CMPAG could include: the renovation ofSCI spacc underground parking pedestrian links affordable hou~ing aestheticimprovelli(:nts I Looking up N. Mill Street, with Sef West at right. City-Owned Parking Lots At the inters<<tion of Rio Grande Place and N. Mill Sn~t, the C~IPAG examined the future potential of the City- Owned Parking Loti in front of the A~pen Chamber Resort Associnion and Community Banks buildings. The CMPAG found th;!.t the City-owned p;lJking lots currently serve as -an unra.....led edge that does not dea..-ly UeUIMcale the end of an urban bh.-k anJ the beginning of a public park.- lhe CMPAG a1KJ found that this site may be ideal for uses defined in the Neighborhood Commercial Zone District, including retail stores intended to serve the neighborhood. A tourist-oriented retail store would not be allowed in this district. The CMPAG found that, "Neighborhood Commercial (NC) zoning is a rare comlli(:rcialuse in the City of Aspen and is primarily intended to serve the local, year-round population. Neighborhood Commercial uses tend to be successful in areas that locals frequent, including t1~ North :\Iill Street eorridor"ln addition, the 2002 EPS Housing Study rated this site '1 out of 11 sites tor the developn~nt of affordable housing, largely because of reduced cosu due to City ownership and becauo;e of its walk-to-work potential. The CMPAG recommended a mued-use project with Xeighborhood Comlli(:rcial uses on the ground floor and affordable housing on upper floors. - - .' '(he CMPAG also found that there is no ~eompelling need~ to Jrvelop the parking lots in the shon-term, adding that the replacement of the short-term parking now provided on the site would need to be addreso;ed as pan of any future development. .' Inside SCI West, looking toward N. Mill St. . RELEVANT CORE PRINCIPLES . Mixed-use buildings and mixed-use areas create active, vibrant and memorable places. . Affordable Housing and Affordable Commercial space ensures the viability of civic functions and vitality of town. . Partnerships between and among the public and private sectors can be very advantageous in achieving public goals. :. RELEVANT CORE PRINCIPLES . Mixed-use buildings and mixed-use areas create active, vibrant and memorable places. NOTE ON MIHTIPI E lISES. The CMPAG has identi- fied more than one potential use for this site. In Section II, the CMPAG identified a shared-use ans facility as a potential uo;e, ifit is drtrrminrd that such a facility is nrrded. . Affordable Housing and Affordable Commercial space ensures the viability 01 civic functions and vitality of town. . Partnerships between and among the publiC and private sectors can be very advantageous in achieving public goals. While Rio Grande Park contributes to a positive pedestrian experience along Rio Grande Place, the presence of parking lots on the other side of the street detracts from that experience. The CMPAG found that the City-owned parking lot in the foreground currently serves as "an unraveled edge that does not clearly demarcate the end of an urban block and the beginning of a publiC park. - 6 I This document is also avadanle online at: www.aspenpjl~in.com. Please send your leednac~ to Special PrOjKts Planner BO!f1Gagnon, City 01 Aspen, 130 S. Galena. As~, CO, 81611, Of to llengOel.npen.co.us, including YOIJr name, and City Of county of 'eslden<:e. E I. HE ART I EN Summary @ SECTION II REVIEWS THE FOLLOWING TOPICS, A V1l.ficry of recent reports, studies and initiatives regard. ing the arts sector in Aspen represent a ran: opporrnnity to improve the llmcrion of the Aspen arts community as a whole. ASPEN AREA COMMUNITY PLAN Arts, culture. and education are acknowledged as essential to Aspen's thriving year-round economy, its vibrant international profile, and its future as a unique place to live. work, and learn. + The Wheeler Opera House + The potential for development of the Wheeler Parcel aThe Economic Impact of the Arts on Aspen and Snow- mass,. prepared for the Red Brick Center for the Arts ioJuly 2004 found that the direct expenditures of am groups and their audiences totaled S53.1 miUion in 2003 - approximarc:ly 1/3 of the value of construction in the City of Aspen that same ~ar. Ensure the provision of publiC facilities and services to sustain arts. culture and education in the community. + The potential for a new arts facility in Aspen + The potential relocation of the Aspen Art Museum to a downtown location According to three separ:lte surveys conducted since 2004, an o~rwhelming majority of people indicated that artsamlculruralcventsinA.<penplayacriticalmlein their decision-making process. Poet Christopher Merrill. A~pen Wfltflr.s FoundatIOn , Aspen Summer Wonfs 2003 Arts and culture influenced or greatly influ. enced decision to visit Aspen (summer) = 83% Arts and culture influenced or greatly influ- enced decision to visit Aspen (winter) = 68% Piteo 2nd homeowners who believe arts and culture are imPJrtant or very important = 69% ~"r, \ . i'I PitCo 2"" homeowners who intend to increase the use of their property = 61 % PitCo 2"" homeowners who intend to retire here = 14% -. . The imt:illation of a modest lighting array on the Wheeler building to call attcnlion to the historic structure ar night, and celebrate its iconkstatus. The CMPAG found thai, "As a signature historic building. the Wheeler Opera House engages people by creating a pow- erful sensc of char:Ktcr that reflects Aspt:n's roms amI history. The Wheeler Opera House . The continuation of commercial uses, and/or support for future commercial UKS adjacent to the \Vheeler that contrihute to the vitality of the are:.!. both during the day ilnd at night. ""As the city's fOCal point for am and culture, the \Vheeler conveys an equal sense that the community is alive and evolv- ing. and continues to celebrate its core identity as a center for arts and C1.t1t1.lre.w PRESERVING CHARACTER, CELEBRATING VITALITY . Improvements to puhlic ~race~ around the \Vheeler, including sidnvalks, streets and the pedestrian mall, which enhance the pedestrian experience. The CMPAG recommended the following concepts to build upon the character and vitality of the Wheeler Open I louse; . The use of temporary banners on the \Vheeler Opera I Iou", thai enhance the historic n~turc of Ihe building, create a scnse of vitality and celebrate upcoming events. ;. RELEVANT CORE PRINCIPLES . Focus on creating 'great people places.' . Improving pedestrian orientation. . Arts and culture is an intrinsic asset. Thl1 document is also .wallab14 online at: W\WI'.aspenpilkin.com. Pleaw sel'ld yoUI fMdba<:k to Special PrOjllCts Planner Ben Gaenon. Cltv of Aspen. 130 S. Galena. ASpefl. CO. 81611. Of to bengOcl.aspefl.co.US. Iflclu<lIng your name. an<l cltv Of county of resIdence. .. THE ARTS IN ASPEN The Wheeler Opera HOI1.<;8, WIth the vacant WheeJer Parcel at left. The Wheeler Opera House Future of the Wheeler Parcel The Wheeler Opera House staff and Board of Directors are wrrently workin,l: on a 21st Century Master Pl.a.n, whkh includes a needs assessment of arts organizations regarding their use ofrhe \Vheeler. In 2005. The CMPAG recommended thar City staff gen- erate an "Arts Sector Facilities Analysis to gather informa:' tion on the space/seasonal net'ds oflocal arts organizations, and the existing supply/capacity of performing arts vt'nues.~ This etfort wu coordinated with \Vheeler luff, :.Ind began with a survey oflocal arts groups and event producers to evaluate cxisrinR uts fadlilies anll explore the need for g new facility. The survey was completed in February 2006, along with an inventory of existing arts venues. Among the results of the survey was a relatively low score regarding the -availabilit( of existil).g arts f;u:ilities: 60 Ol1t of 100. (See Appendix C for full results of the Arts Sector FacilitiesSurvc:y). The \Vheell'r Opera Housl' hired am consultant .Michael Strong to complete the Arts Sector Facilities Analysis. Strong reviewed the information generated by staff and conducted interviews with a variety oflocal arts groups. (See Appendix C for Strong's report.) I In 2005, the CMPAG found thd, .A downtown loca- tion for arts-related events and activitks tends to reinforce Aspen's identity as a center for arts and culture, and tends to make such events more economically viable." I I I I In addition to studying the needs of arts groups, the Wheeler's 21st Century Master Plan will also examine po- tential development on the Wheeler Pared; a wcant 3,000 square foot City-owned lot located directly adjacent to the Wheeler Opera House. No specific options for development have been identified or evaluated, but past discussions have included the potential for rehearsal space, classrooms, dressing rooms, a perform- ing arts space and other arts.rdated amenities. The CMPAG recommended that the development of the Wheeler Parcel should: , Accommodate as many additional needs of the local arts community as possible. . Improve the operational function of the Wheeler Opera HOllse. . Contribute to improvements in the daytime adminimativc office and box office. . Contribute to the Wheeler's ability to ptt'sent more live performances and to improvements in production capabilities. lhe CMPAG found that, -Future development at the Wheeler Pareel may increase operOl.tional flexibility Ol.nd the number of annual productions at the Wheeler Opera House. Increased production capability could add a new element to the upcoming Arts Sector Facility Analysis." Potential New Arts Faci litYGalena Plaza & R,oGrandePlace Location As part of the Civic Master Plan process, at least three local non-profit arts groups with representatives on the CMPAG cx:pressed interest in a new, shared-use performing arts facil- ity.The three groups are Theatre Aspen, Aspen F'Umfest and the Aspen Writers Foundation. Informal discussions with. other arts groups and e~nt producers showed potential inter- est in a new downtown arts facility. I I I I I I More ret.:endy, the Aspen Santa Fe Baller Board of Direc. tors issued th.e following statement: .\Ve are currently vt:ry happy with our home at the Aspen DistJict Theatre, but the Aspen Santa Fe Ballet is always interested in hearing about an in-town performing arts center that will benefit all the arts groups and the cultural vitalityofthc town.~ During the Civic Master Plan process, the CMPAG . disws.'iCd the potential oflocating a performin~ arts facility between Rio Grande Place and Galena Plaza. Civic Master Plan consultant and an:hitect Gilbert Sam:Oc;: conducted a fea,ibility srndy and found there wou adequate space and structural capability to locate a perlorming :uts venue with at least one theatre as well as classrooms and of- fices in this location. I I The CMPAG recommended thai, -The north edge of Galena Plaza be considered in the funlre for a shared.use arb facility, with the bulk of the huilding extemling down to Rio Grande Place, pending the outcome of the Arts Sector Facilities Analysis." lhe CMPAG fuund that "Future development at thc Wheeler Parcel may increase operational flexibility and the number of annual proouction5 at the \Vheeler Opera House. Increased production capability could add a new element to the upcoming Arts Sector Facility Analysis.'" NOTF. ON MtJlTIPI E USES. A potential J.l(rforming arts facility on a portion of the City-owned parking lots along Rio Grande Place is one oprion for the parking lor site. Another option is tor :-':eighborhooJ Commercial uses and atfordable housing. (Sa Section I). CHECK CHECKA performing arts facility at the north edge of Galena Plan is one option tor this sire.lhe CMPAG n:commended that, 'If a shared-use arts facility is not constructed at Galena Plaza/Rio Grande Place, a one. story building at the north ecIgc of Galena Plaza ~"(Juld be a welcoming And interActive destination point that capitalizes on the vista, creates vitality and could feature a range of civic and/or tultun.l uses" The CMPAC further n:eommended that eithtr a shared Public Meeting Hall or a future Visitors Center would be an '"Appropriate" use for the north edge of Galena Plaza. fl <:>--- ~ ' . . , "BI/bble map' showinl{ potentialarlcenlert>e/woon Galena Plaza and Rio Grande Place. This document is also available online at: _.aspenpitkin.com. PIN'le 'lend 'fOur flMldback to Special Projects Planner Ben Gagnon. City 01 Aspen. 130 S. Galena. Aspen. CO. 81611. or to bengOCi.aspen.co.us, including your name. and City 01 eounty 0' rnldence. If there is determined to be a need for a new performing arts facility, that need may be met - At least in part - by potential development of the Whaler Parcel. The CMPAG n:eommended that, .In the event that a new shared-ll~ facility is dl..'emcd necessary, the Civic Master Plan Core Principles should be used as guidelines to ev.uu- ate proposed locations. ~ ,~ RELEVANT CORE PRINCIPLES . Civic and art!iJcultural uses belong in the heart of town. , Mixed-use buildings and mixed-use areas create vibrant, merT\Ofable places. . Focus on creating 'great people places.' . Partnerships among and between the publiC and private sectors can be very advantageous in achieving civic goals. . Arts and culture is an intrinsic asset. '.,~ .-_, ~ , 1..1 " l,..." 1, ...:~21 A _<;e(;liMal rend"!fInJ~ of a potp.ntiifl arts facility. Rio Grande Place is at left; Galena Plaza at top right. Exisling garage in yellow. , RELEVANT CORE PRINCIPLES . Civic and arts/cultural uses belong in the heart of town. . Mixed-use buildings and mixed-use areas create vibrant. memorable places. . Focus on creating 'great people places.' . Civic planning must address need for parking while not inducing additional traffic. . Partnerships among and between the public and private sectors can be very advantageous in achielJing civic goals. . Arts and culture is an intrinsic asset. -- THE ARTS IN ASPEN The Aspen Art Museum An exhitlilinn iff the AV~n Art Museum from December 2002 10 February 2003; Louise Bourgeois: The Early Work. The Aspen Art Museum has been contemplating a major expamion tor several ~ilrs. An t'xpansion would allow for il substantially larger exhibi- tion space, an expanded lobby and I?(:eption area, space for classrooms, a luger bookstore :and food services such as a small cafe. All ofthe,e amenities would help bring the Aspen Art 1\Iu- seum into a more competitive position with its pet't institu- tions re~ing its ahility to attriIL1: world-class exhihits. The Aspen Art Museum staff and Board ofTrusrees is activdy exploring (ocations in or dose to the downtown, including publidy-owned;ll\d privately-owned sitC's. A downtown IOCiuion would allow tor the design of a new ~signarure~building that could result in il stronger identity ilod international profile for the Aspen Art r>.tuseum. The Civic Master Plan Phase I Report stated in 2001 tfut the museum .should be relocated to. or in, downtown Aspen." In 2005, the CMPAG made the following recommendll- tir,": .The CMPAG supports the Aspen Art Mu~um's exploration of downtown locations in coUaboruion with the City of Aspen." I I I I lhe CMPAG recommended that, -If the Zupancis property is not used tor civic purposes, the site would be appropriale for arts and cultural uses or a mixed-use build- ing with affordable housing."(See Section III reg~ding the recommended civic uses for the Zupancis Property.) CHECK CIIECKThe CMPAG recommended thll, -If a shared-use performing arts facility is nOI constructed at Galena Piau/Rio Gunde Place, a building at the north edge of Galena Piau could be a welcoming and intenctive destination point that capitalizes on the vista, creates vital- ity and eoutd fearure a range of civic and/or culrur.d uses: I I . I The CMPAG recommended that, "tile former Youth unter building be considered for renovation or replace- ment in the furure. A new or renovated building could be a welcoming and interactive desrination point that capitalizes on the vista, creates vitality and could include mixed uses andlor a range ofcivie andlorculrural uses." The CMPAG hall .Iso recognized that a downtown site m<lY not be viable, and that the Art ~tuseum In<lY seek to expand at its current site. \Vhen the Art ~tuseum was exploring the potential of expanding at its current site in 2003, the CMPAG recom. mended the implementation of various pedestrian improve- ments to increase the viability of the current Art Museum site. The CMPAG reiterated its support for a range of pedestrian improvements to encourage more movement betwC'("n the downtown and the Roaring Fork Riverl Art Museum site. These improved pedestrian movements are fully outline in Section V, including: . The implementation oflhe N. Mill Street (orridor redesign, to improve ;lesthetics in the area and to encourage pedestrian movement; .' .... ..- i---: _: - - .. RELEVANT CORE PRINCIPLES . Civic and arts/cultural uses belong in the heart of town. . Mixed-use buildings and mixed-use areas create vibrant, memorable places. . Focus on creating 'great people places.' . Civic planning must address need for parking while not inducing additional traffic. . PartnerShips among and between the public and private sectors can be very advantageous in achieving civic goals. . Arts and culture is an intrinsic asset. . 1he implementation of the Rio Grande ~Iaster Plan, including aesthetic improvemenu and pedestrian amenities; . The implementation of pedestrian improvements in conjunction with the future redevelopment of the Zupancis Property, Galena Piau and the City-owned parking lots to improve the north-south movement of pedestrian,;. 1hc: CMPAG also antkipatl.J ~lOs~ible future uses of the Aspen Art Museum site, if the An Mu~um rtlinquishes its lease in the future. The CMPAG recommended that if the An ~Iuseum relinquishes its lease in the future, the City 'should identify a ncw use that allows for public interaction; that builds on the intrinsic assets of the site and the building; and that recognizes tile challenges of the site. ..... ... ^.> ~~~ This document is alSO .nallabl, online at: www.asP.fl...t~lO.com. Please send your feedb<tC~ to SpecIal PrOjects Pianner Sen Gagnon. 9 CIty of Aspen, 130 S. Galena, AsP'fl,CO. 81611,orto bengQci.aspen.co.u s, inchtding)"Qurname.anacityoreountyofresldenet The Aspen Art Museum in win{er. Summary "A"llen was a traditional mining town that ultimately evolYl:d into a resort, Jnd the traditional functions of a small municipality stiU remain in the heart of the down- town: - CMPAG Finding. I I I As discussed in the introduction of Ihis report, this state- ment is one of the key clements of the Civic Master Plan. The CMPAG went on 10 mike the following finding, "As noted in Core Principle II, a primary goal of the Civic l\taster Plan process is to build upon the intrinsic asset of a civic core that remains integrated inlo down- town Aspen: Core Principle #1 (at right) is al the heart of the "Local Government. :;celion, and is the guiding philosophic.u position of the CMPAG today and for the future. The upcoming narrali~ explores the need for local govern- l'oenr offices and public meeting space, bul also ex.amines some non-muiitiomd civic functions such as The Thrifr Shop and the Visitors Center. Space Needs & Current Planning Efforts: Pitkin County & The City of Aspen SECTION III REVIEWS THE FOLLOWING TOPICS, + Space Needs + Shared Meeting Hall + Zupancis Property + Former Youth Center + Aspen Fire Protection District Headquarters Station & Thrift Shop + Pitkin County Library + Visitors Center + Aspen Sanitation District Office & Housing I n recent years, hoth the City of Aspen ami Pitkin County have remodeled and renovaTed the interior of their primary office buildings (City Hall and the County Plaza Build- ing), ...-ontinually creating smaller offices for statf. In some CliseS, stdf are working our of what used to be dosets. At the same time, both the City and County have movW staff and some departments to other locations due to .1l.1ck of sp.1ce. This creates inefficiencies both internally and with regard to customer servICe. In 2005, Pitkin County began a Facility Feasibility Study, led by county staff and R7\'L Design of Denver. <2.!lestions Shared Civic Meeting Hall Providing adequate ottiCI"S for thl" City of Aspen and Pitkin County W.1S not the only space issue discussed by the CMPAG. 'the CMPAG made the following findings: 1. The existing meeting spolCe tor thl" City of Aspen and Pitkin County is not adequ.1te. 2. The design of mtering space currently used by the City and the County do not reflect the importance of the diKussions, deb:olIcs and decisions being made. J. A City-County Meeting Hall is an appropriate shared use, considering the existing need and the similar purpose of the use. A shared Meeting I fall would avoid a dupliC.1tion of costs. fhe CMPAG found that a meeting hall should bc<<adjaccnt to autdoor public space and at a prominent sire tlldl conveys a sense o( sigmfi. cance. << This is a lIiew o( Rio Grande Par/I.. 4. A Civic Meeting Hall should be close to downtown government offices, adjacent to outdoor public spolCe and at .1 prominent site that conveys a sense of significance. S. A Civic ~leeting Hall should be designed so th.1t it can be available for a variety of uses by the general public as well as g-overnrnent meetings. 6. Logistical issues between the City and the County regMding a sh;rred Meeting Hall will need to be addrcs)(.-J. The CMPAG recommended that, "As part of the collabo- ration b.erween Ihe City of Aspen ~nd Pitkin County <<:prclini/; civicspacc needl,lhe City and Counry should idelltil)r..m appropriate dowlllown spOKe Imt design I sh=d-usc Meeting Hill, considering the tollowing Dcsi<<:d Elcmenn: . Inspirational . Design of space should rcACL"t Ihc importancc of discussions and decisions mac:l.e there . Dignity afforded to the public . Elcv.1tethedcba.te . Flexibility . Appropriate technology" Considering the tounh finding (above), the CMPAG recommended the following sites as ~appropriate tor a Meeting HaU~: 'The former Youth Center 'lhe north ed)l:e (lfGalena Plaza . The Zupancis Propeny 10 I This docllment is alSO availabllll online at: ...-.aspenpltkin.com. Plta$e send ~lIr IHdtlack to Speocial Projects Pl,nnlll Ben Gagnon, City 01 Aspen, 130 S. Galena. Aspen, CO, 81611, ()( to bengOci.aspen.CO.lIS, Incllldlng YOllr name, and CIty Ot COllnty of reSilience. ,e CORE PRINCIPLE #1 Civic and arts/cultural uses belong in the heart of town. Many communities develop a "big glass box" on the outskirts of town surrounded by parking and a drainage feature and call it their Civic Center. Aspen has the fortune of an integrated civic core in the heart of downtown and the substantial community character that has resulted. This planning effort builds on that tradition. to he answered were: t) Docs the County need a new facil. ity? 2) If so, where should it be located?; and 3) Assuming that some county agencies wiU be split up. where should ea<:hcounty agency he IOC.1ted? Also in 2005, The CMPAG found that, -The City of Aspen's space Umitations require a long-term solution to ensure quality service.~In early 2006, the City of Aspen be- gan to coordinate with Pitkin County to explore a possible sharedf.1cillty. 1.'-" ~ '~.' " . . ~/ 1,h~I"~;"~1 '~'JID A civic meeting hall in Washington Stalp-. The CMPAG .1110 recommended that "a meeting room could be locued on the !1:roulld le"d o( the libnry explnt;On, to illow for public access TO Ihe meeting room It any time, and 10 inc<<:lsc d~ use and vilality ofG-uena Piau NOTF. ON :\on 11 TIPI F. I rSES'The tonner Youth Center, thc north edge of Gat en a Ph1.3 and the Zurancis property are sites that have been recommended for OlOI"e than one possible iUrure u.se. Form~r Yourh r:~nTl'r . Appropriate for a Visitors Center . Appropriate for a range of civic and/or cultural uses North F.AU ofGal~na Plna . Appropriate for a Visitors Cemer . Appropriate for a range of civic .1nd/or cultural uses Zupanris Pro~rtv . Priority for a .;ivic building- . Arts and culrural uses as second priority . Mixed uses and affordable housing as third priority - LOCAL GOVERNMENT Zupancis Property At left is the County Plaza Building; at center is the Zupancis Property. View is 'rom dCfV!>S Mdin Street In 2000, at the beginning ofthc Civic Master Pl;ln process, alllOl;al government agencies conJu~1:cJ .pOiCe needs stud- ies. Both the Aspen Fire Protection District (AFPO) and Pitkin County identified it significant need for additional space, with the City of Aspen also identirying a need for additional space. In 2001, the City of Aspen bought a 27,500 square-fooT lot called the Zupands Property, direcdy adjacent to the County Plaza Building on Main Street. The City informally gave the AFPO the fim opTion to buy the property for a new Headquarters Station - while also recognizing Pitkin County'!ispa(ence~k In 2005, the AFPO and the City of Aspcnjointly an- nounced that the AFPO Headquarters Station would remain at its current location on Hopkins Street. Also in 2005, Pitkin County began a Facility Feasihility Srudy and expressed an interest in the Zupancis Property. In Decemher 201lS, The CMPAG recommended that, "the City of Aspen collaborate with Pitkin County during the Facility Feasibility Analysis process in order to review and ev.tl.uate the scope of potentiAl civic uses at the Zupands property." NOTF. ON !\turTlPI F. tISF.S.The Cl\tPAG further recommended that, "If the Zupancis property is not u~ed for civic pllrpo~u, the site would he appropriate for uts and cultural uses or a mixed-use building with affordable housing." The wording in these two recommendations shows that Ihe CMPAG's priorilY for the Zupancis Property is for a civic use, with a specinc focus on a City-County facility. In March 2006, the Aspen City Council and Pitkin County Board of County Conunissioners directed staff to coUabo- rate in order to explore the use of the Zupancis Property for ajoint civic facility. The Nature of a Civic Building The CMPAG conducted an exercise in 2005 to identify the elements that a new civic building should include. They are: Humanistic Inclusive Inviting Welcoming Inspirational Functional Easy to navigate Customer oriented Contains civic symbols Handicapped accessibility General accessibility Approachable Sense of pride Community spirit Projects professionalism Reflects professionalism Relocating County Offices Out of Town The Pitkin County F;u:ility Feasihility Anal~is ha.~ gener. ated .an alternative oplion that would locate .a suhstantial .amount of County offices just west of the Aspen Airport Bllsiness Cenler, along Ilighway 82. The CMPAG found that, ~Removing civic hmctio", from the downtown will tend to reduce the kind of community character th.al still maktos the core of fupt'n a 'traditional' downtown, surrounded by a R'wrt environmtnt.- The CMPAG al,", found that, "The City of Aspen and Pitkin County haVl: a long history of considering both quantitative measurements and qualitative clements in their decision-making processes - both function and character are important in shaping the future.~ lbe CMPAG recommended that, ~the Pitkin County Facility Feasibility Analysis consider qualitative elements as well a~ quantitative lIIc;Il;urements. For eumple, in :.uIdi- tion to measuring the quantity and length of car tri~ .and the cost oHand and construction, the study should consider the qualitative imp.aclS of various altematives on the charac- ter of the civic core in downtown Aspen," Former Youth Center The former Youth Cenler is a City-owned building thaI currently houses City employees, including the Asset Management Department and the GIS Depart- ment - with meeting space on the top floor. (The ground Aoor is leased as a restaurant.) The CMPAG found that, ~The former Youth Center building was designed as a Youth Center and is rela- tively inflexible in .au;omlIlor.!ating new uses.lhc future renovation or replacement of this building could allow for new uses Ihal could increase vitality at Galena Pl.au.The size of the building was Iimiled by funds anilable, and .a future structure could be larger, if funds are available to address engineering issues related to lopoguphy.- The CMPAG recommended that, "the City of Aspen collaborate with Pitkin County with regard to Ihe Facility Feasihility Analysis process in order to review ami evaluate Ihe scnpe of potentiAl civic uses in the downtown area, including but not limited to the Zupancis property and the former Youth Center. M Although the joint City Council-County Commis- sioners vote in March 2006 did not request that the former Youth Center be explored as a joint civic facil- ity, one of the options generated by the Pitkin County Facility Feasibility Analysis in January 2()()() inclnded the former Youth Center as a potential County huildingsite. NOTF. ON MIJI:T1PI,E tlSES.The CMPAG al50 recommended that, "A new or renovated Youth Center building could be a welcoming and interactive destination point that capitali:l;cs on the vista, creates vitality and could includc mixed uses and/or a range of civic and/or culrur.al uses:The CMPAG further recommended that bolh a Public Meeting H.tI.I or a Vi~itors Center were ~arpropriatc.\Ises for the former Youth Center. The former Youth Cenrer, top fight, the cast edge of Galena Piau. ThiS documenl is also available online al: _vuspenpilkin.com. Plea>;e >;end your feedback to Spec,al Projects Planner Ben Gagnon, I II City 0' Aspen, 130 S. Galena, A!;gen, CO. 61611, or to bengOei.asj)fn.eo,us, inelud'ngyouf name. and e,ty or county of rC'!;idenee. - LOCAL GOVERNMENT Aspen Fire Protection District Headquarters Station A current view (above) of lire Fif!! 51d1l011 illld rhe Tllrifl Shop, at right. In 200S, the Aspen Fire Protection District (AFPD) and the City of Aspen agreed to conclude their joint planning efforts regarding the pt'tcnriaI relocation of the AFPO Headquarters Station from Hopkins Street to the ZupAncis Property on Main Street. lhe CMPAG found that, "The civic narute and iconic quality of the Aspen Volunteer Fire Dc-partmenr - and its location in the downtown core - is an immeuurahlc as~t to both the year~round community and visitors.~The CMPAG recommended that, -during the design process for the renovation of the Ilopkins Street Ilcad'luartcrs Sta- tions. the AFPD should consider: The AFPD is now in a Task Force process regarding the renovation of the Hopkins Street Headquarters Station. In March 2006, the City Council provided a conceptual en- dorsement tor the renovation project at Hopkins Street and approved a new 4O-year lease for this site in March 2006. . the civic nature and ccn<<allocation of the building; . The iconic quality of the AFPD and its members; . The value of pedestrian and public interaction. Be/nw i.~ jj conceptlJilI sk.etch of <I (JOSSlble futIJre HeiJdquarters Station for the Aspen Fire PmtP-C/tnn Ol'ilrict. Renerilled iI_~ p;irt of the COWOP Tilsk. Force process. The Thflff Shop, at Mu stories, is rendered at far nRhf. I The Thrift Shop For many years, The Thrift Shop has been interested in expanding to include a second floor, based on the consis- tent high volume ofbu5ine5s it enjo~. The Thtift Shop currently re-distributes a substantill amount of clothing to other groups, 5uch as The Salvation Army, becau5( it has no room for additional displa~. By adding a second floor, The Thrift Shop COllld kccp a much larger inventory on-site, and believes it could substantially increase its business - and the amount it donates to local non-profits and for student !Ol'hnlarships.lhe COWOP process for thc renovation of the AFPD Headquarters Station includes a second floor for The lhrift Shop in its scope. The CMPAG found that: . The Thrift Shop is an Aspen institution that provides an important service for lower income residents and workers that no one clse provides, while donating proceeds to local non-profit5 and student scholarships. . The centnllocation of The Thrift Shop mpports itsovenll mission,u many ufits cusromers use public transit. . The lhrift Shop relics on subsidized rent and could not carry out its mission if it had to pay rerall rental rates. . The simultaneous rtnovation of the AFPD Headquartets Station and The Thrift Shop is an opportunity to create a vibrant mixed-use :orea. \2 IThisdocumenti$al$Q....ailabk!Onlineat:_.aspenpjt~in.com.Pleas.es.end yo...rfeedbaclc to Special Projecb Plannef 8enGagnOfl. City 01 Aspen, 130 S. Galena, Aspen. CO. 81611. or to beniOci.a$pen.to....$. inchilltni YO"" name. and City or county of residence. - LOCAL GOVERNMENT Visitors Center Following the November 2004 ballot election that defeated the propos..I to rdocate the Visitor Center to the Galena! Main intersection, no further discussions regarding a new location have raken place. Although the Aspen Chamber Resort ASSOC;alion signed a five-~:u lease with the City in 2005 for its current site on Rio Grande Place, scvnal problems remain. The CMPAG found that: . The oonstr:tined otfice space and lack of basic a~nities remain challenges at the existing Visitor Center. . The lack of visibility, lack of wayfinding and inconvenient location of the uisting Visitor Center remain major obstacles To providing optimal services to vi~itol'!i. Pitkin County Library When the Rio Grande Garage was built in the mid-lms, the City of Aspen and Pitkin County exchanged land at the GalenaPlazasitc. Part of that agreement set aside 44-feet ofland to the east of the tibmry - into Galena Plaza - tor a future library expansion. The Pitkin County Libr:uy had not planned to expand for 5-10 years, hut the Board of Directors has expressed concern that if the roof of the garage is repbced in the next several years, the library may need to coordinate the instal- lation of additional support pillars to accommodate future expansion. The C;\tPAG recommended that, .Staff reprtsenurives of the Pitkin County LibnlfY, Pitkin County and the City of Aspen meet to diS(Uss the Libury's short-term infrastruc- ture planning and long-term facility goals.. and identify an appropriate public review process that will address both short-term and long-term goals.' 'Ihe CMPAG ~urport~ an expansion of the Pitkin County Library to the east, and recommended that "the design of the building be coordinated with other huill edges around G:l.lena Piau, to tile extent possible." The CMPAG also recommended that ";I, meeting room be locaTed on the ground le\'l:l of the library expansion, to allow for public access to the meeting room at any time, and to increase the use and vitality of Galena Piau." =- In addition, The CMPAG found mat, "An optimalloca- tion for a Visitor CenTer would be close to parking and The downtown, and recommended that appropriate sites for a VisitorCenrerinclude: . The former Youth Center . The north edge of Galena Plaza NOTE ON MITlJ1PI E 11SES:The former Youth Center and the north edge of Galen:.!. Plal.a are sites that have hecn recommended for more than one possible future use. Former Yonth Crnll'r . Appropriate for a Shared Meeting Hill . Appropriate for a range of civic andlor cultural uses NorthEd~nfGalenaPlaza . Appropriate lOr a Shared ~leeting Hall . Appropriate for a Performing Arts Facility . Appropriate for a range of civic and/or culmral uses The Aspen Chamber Resort Association Visitor Center on Rio Grande Place. Aspen Sanitation District Office and Housing The Aspen Consolidated Sanitation District (ACSD) agreed in 2002 to consider Civic Master Plan Core Prin. cipb as it drafted a Master Plan. The CMPAG endorsed the Sanitation Dimict Master Plan in :\olay 2003. The Sani- tation District Mastet Plan was approved, with conditions, by City Coundl in 2005. The ACSD is a quasi-municipal organization responsible for wastewater treatment for Aspen's urban area. It is located on a 3.g-acre property at the base of N. J\till Street. The i'ro~rty includes a 4OO-loot stretch of the Roaring Fork River and section of the Rio Grande Trail. It is adjacent to the Aspen Center for Environmental Studies (ACES) property. The existing condition of the District's river corridor fea- tures a seric. of man-made hcrms on the south side of the This rendenng shows till:! Mdsler Pkm fur the Aspen Co/!!:X.lliddltJd Sanitation Districl site, Ioc.1led at the base of N. MlIIS/rect. I The Pitkin County Library on N_ Mill Street. \ \ 1\ ,\L public river traa, as well as non-native plants. The north side of the nail. directly adjacent to the river, is a more natural riparian environment. The District's J\Iaster Plan would establish a sense of con- tinuiry nn bolh liitles, relTloving the herms, planting native grasses and rnlfirming the elements of an open, natural river corridor on both sides of the trail. There are currently nine atfordable housing units on the site, with the District l\h~ter Pla.n callin!!; for a total of 14 units. lhe area bctween a series of proposed new townhouse units ,!.nIl the river l"Orridor would Icuure a lowered .tormwatcr retention area, including native plantings. This aesthetic buf- fer :zone ranges from 120 teet to 180 feel, greatly exceeding The dty's lllO-follt stream margin requirement. This document is .150 .v.,I.ble online .t: WWW.npenPi(kin.COlll.PleaseSl!ndyourfl!edb;JCktOSpeclaIPrOjectsPI.nnerBllnG.gnon.1 13 Cityot Aspen, 130 S. G.ll!n., Aspl!II, CO, 81611. or to bengOei..spen.co.us, includong your Mme. .nd elty orcoun~ of re1ldence. Summary As. part of iu focus on the area north of Main Street, the CMPAG examined two public open spaces: Rio Grande PMk and Galena Plala. There is a fundamental ditference between ruru open space and urban open space. Urban parks or plazas are nor just about the open space itself. but about the borders that define them - including quality streets, and the buildings and uses swrounding the open space. The puhlic open space contrihutes to the identity of the buildings around it, and the surrounding buildings con. tribute to the identity ofthe public open space. For both Rio Grande Park and Galena Plaza, the CMPAG nude findings and recommendations intended to better define these important public open spaces by creating stronger edges. That could mean improved bor- dering streets, prdcstrian wa}'1 and/or built edges. Wagner Park, WIth the Mountain Chalet in the bacl<ground. ;,..-. ; -.- --#-# #- ~ ~- ~..._. .: ~ '"~ In the picture above, rhe Mountain Chalet creates a border, or built edge, that helps define Wagner Park. while creating a varied and interesting visual experience for pedestrians walking on Durant. Pedestrian pathways and buildings also create an edge for Wagner Park at its northeast corner, as shown at right. ,. ASPEN AREA COMMUNITY PLAN 'There is widespread agree-ment that open space is vital to Aspen's sense of itself. n. The natural environment is one of the community's greatest assets and the reason many people choose to visit or make the Aspen area their home.' Rio Grande Park Urban Edges A lx:autiful picture de~fVf"s an anractive fra~. The CMPAG found that, .In the downtown area. south of Main Street, both urban blocks and publie parks havc clearly defined edges and are easily recognizable. .,. Creat. ing a clear edge and demarcation between urban blocks and public parks is a widely recoj!;nized and sOllnd urhan designeoncept,. \Vhen the Civic Master Plan process began in 2000, the sc:- ries of buildings at what is now Obermeyer Place reAected an unavded southeast edge for Rio Grande Place and Rio Grande Park. The buildings and parking areas were located on the site in a haphazard manner, with no defined interior space and Iinle relationship to the stl<<t or the park. At the southwest edge of Rio Grande Park, The CMPAG fOllnd thai, "the City-owned parking lots along Rio Grande Place are an unraveled edge that do not clearly demarcate the end of an urban block and the beginning of a public park.. Would the Aspen community tolerate a park. ing lot next to \Vagner Park? Finally, the west edge of Rio Grande Park is bordered by a relalively thin sidewalk. along N. Mill Srr~t, with a mini- mal huffer between pedestrians and the husy triliic aInn!!; the street. Again, this does not represent a strong edge or border tor the park. The C1\.tPAG made a series of findings and recommenda- tions that would better define th~st thrtt edges of Rio GranJePark.. Southeast Edge The design and placement of the new buildings at Obermeyer Place create a stronger and more defined southeiL.It edge to Rio Grande Park. The parkcontribures tothc idcntityofthc: build- ings, and the: curving building fronts respect the: strect and park edge and contribute 10 the identity of the park - rruch Iikc: lhe fr-,l.lllC :IJOUllIl a pkturc.ln addition, the interior l>C:l.btrian roules and desunding stairs at Obermeyer ?bee 1C".itI directly 10 the Park. 14 ,This document is also av~ilabl! online at: www.aspenpitllin.com. Pluw send )"tIur IHdb.J<:ll to Special Projects Planner Ben G~gnon, ! City 01 Aspen, 130 S. Galena, Aspen, CO, 81611, Of to bengOcl.aspen.co.us, including you. name, and City 01' county of '!$Idence. Imagine if instead of the Mountain Chaltt, or instead of the pedtsrrian malls, there was a parking lot next to Wag- ner Park.lhis would sig:nificandy alter the illentity of the Park. Today, this is the cast for Rio Grande Park, where a City-owned parking lot forms one of the important and prominent boundaries of the park.. THIS SECTION REVIEWS THE FOLLOWING TOPICS, . . ~ ..~ ..;. Improved edges around Rio Grande Park & Galena Plaza + Future uses surrounding Galena Plaza & Rio Grande Park + Internal improvements to Rio Grande Park The northeast comer o( Wdgner Pdrk. - ---- <:. ~ .J~~;'~: . ,,--......:-:.;.::.- - JD..... D CJ' - "', Southwest Edge The C1\.IPAG rC{:ommended various potential uses for the City-owned parking lots that would establish a demarcated southwest edge lor Rio Grande Park. creating a visually compelling and inviting pedestrian experience in this area. Potential u~s include an Arts Center (See Section 11), or Nei!!;hborhood Commercial uses with affordable homing on upper &ors (See Section I). Conceplwl rendering of N, Mill Sf. redesign. ..::;., ': r~.~"': ~'~e.: ~~ ..~ ..... /0.,.; ":_... {~.) The West Edge An urban-park edge does not have to be a building. for ex. ample, the hard-scaped pedestrian walkway just to the west of Wagner Park ~reates an interesting and defined edge. lhe CMPAG found that a redesign ofN. MW Street could include" ... a larger buffer lx:1W~n pedestrians and traffic that will increase safety and improve the pedestrian experi- enl.e and visual aesthetic ofrhe area.. ^ wider sidewalk area neared with landscaping wou1d form a more visually interesting border to the west edge of Rio Grande Park.. - PUBLIC OPEN SPACE Galena Plaza Urban Edges - The GaleM Piau site played a critical role in the formation of the Civic Master Plan process: While a leak in tht roof of the Rio Grande Parking Garage demanded mention, a clear consensus was emerging that the pb.:za WAS a failed publicspacc. Mter extensive discussion, the CMPAG n::lIched a consen. sus to maintain open space at the (enter of the plaza, while supporting ~builT edges~ that would frame the open space and intt<xluce new uses to the site - increasing the vitality andcnjoymcnrofrhepl:.lza. The West Edge lhe CMllAG supports an expansion of the Pitkin County Library, md found that, -in combination with other new 'buill edges' the library exp;msion would contribute to a vibrant and memorable mixed.use area,- 111(' Iihu.ry expansion was antidpared as part of a Tramfcr orland ~rween the City and the County in 1995 (See Section III). The CMPAG recommended, "that the design of the build- ing be coordinated with other built txlgtS around Galena Plaza. to the extent possible.- The North Edge The CMPAG found th,u, "A built north edge, with a medium-high intensity use, would increase vitality at GalenaPL..u.- Preliminary engineering studies have shown that the Rio Grande Garage could support a one.story building without the need for any addirional pillan or support structures inside the garage. The CMPAG recommended that, "the north edge of Galena Plaza be considered in the futurt for a shared-use ans facility, with the bulk of the building extending down to Rio Grande Place, pending the outcome of the Am Sector Facilities Analysis (please see Section II). However, the CMPAG anticipated ttat a new arts facility may not become a reality. In Section III (Local GOVt':rnment), The CMPAG recom~ mended that the north edge of Galena Plaza is an "appropri- ate .ite- for a Visitor Center or a shared Public Meeting Hall. But tht CMPAG did not rule out other uses, and also recommended that, "If a shared-use arts facility is not con. structed at Galena Plaza/Rio Grande Place, a building at the north edge of Galcna Piau. could he a welcoming and interactive destination point tnat capitalizes on the vista, creates vitality and could feature a range of civic and/or culturaluses.w The East Edge Today, the cast edge of Galena Plaza is largely open, with the exception of the tormer Youth Center building at the northeast corner, and the stairwellldevator feature. The CMPAG recommended that, "The tormer Youth Center building he considered for renovation or replace- ment in the future. A new or renovated building could be a welcoming and interactive destination point that capitalizes on the vista, (featcs vitality ;tnd (auld indmle millclluscs and/or a range of civic and/or cultural uses.. lhe CMPAG also recommended that the east built edge should extend "to the existing stairwelllelevator feature, and feature compt'Uing architectural elements intended to draw pedestrians KroSS l\.1ain Street: Open Space During its deliberations, the CMPAG considered simply building OVt':r the entire Galena Plaza site. However, the CMrAG ultitllatcly rcadlcII a stron~ (onscnstls that what is now a failed public space could become a vital and interest- ingpublicsp;u;e. The CMPAG recommended that, "In conjunction with future built edges at Galena Piau, the opt'n sp;u;e at the center of Galena Plaza should be: designed to animate the site in relation to new uses." Galena Plaza on a typical afternoon. ThiS fllJblic npAA space is not well used. Pedestrian Movement The CM PAG recommended that, "the design of a dramat- ically improved pt'destrian way from Main Street, through the Galena St. Extension, Galena Plaza and stairway down to ~nd through Rio Grande Park. W Please see Section V (Pedestrian Movement) for more in- formation on the CMPAG's findin~s :md rewmlTll;ndations for a pedestrian route through Galena Plaza. Short-Term Planning Although the CMPAG 5UpportS future "built edges. for Galena Plaza, these structures may not be: built in the near future. Therefore, the CMP,\G made lItvenll"short.tenn recommendlltions, ~ all follows: . As part of the garage roof repair and replacement. the design of the new Galena Plaza use materials that are easily removed in the fittllrc, especially in areas anticipated. for built edges. . The Parks Department should work with the Asset Management and Parking departments to design an interim open space use for Galena Plaza that is consistent with the V'.uues and philosophy of the Aspen community, to he implelTICnted foll(twin~ the replKement of the garage roof. . 1he City should wnsider metlltll.ls for a((ommodating tents at Galena Plaza as part of the replacement of the garage roof; to increa.se vitality at the site (see rcndering above). . As part of planning for the garage roof repair, City staff should explore potential infrastructure improvements rdated to future uses, especially along potential builtcdges. This document is olts.o aWolilolbie l)tlline at: www.olSpenpit~,".com. Please send your feedback to Spec'al Projects Planner Ben Gagnon. I I~ City of Aspen. 130 S. Galena. Aspen. CO, 81611. Of to beniiOcLaspen.co.us. includingyouI name. and city Of county of residence. .. PUBLIC OPEN SPACE Rio Grande Park Internal Improvements In 2001, the CMPAG reviewed the Rio Gr:lnde P:uk Master Plan, which sought to implement new federally- mandated drainage and water quality improvt'ments in an aesthetic and environmentally sensitive manner. Today, untreated storm wateT runs into a series ofhnu.:kish ponds in the Park. and then into the Ro:uing Fork River. The new design would treat the: storm water in under- ground "vaults, - and then release the treated water into the Roaring Fork River through water quality outlet structures th:.u have been designed as "park architecture,. The playing field wouM be slightly lowered, prov;fling de~ scending edges where people can sit on the bank to watch sportingevl:nts. 1 I I The plan also featured the development of more tomul entryways for various sub.areas of the park. The character intent of the ~dand ponds will be: riparian. similar to the backwaters and low m:as within the Roaring Fork River meanders pl"ior to mining .1nd town development in thc:late 1800s. The C^'tPAG endor~ the Rio Grande Park Master Plan in 2001. I ~~./~/". PI / . 'V- o f '>II Y ~ ' >'l! / lA' .J :-11' , . ..,,:~ I " ~1i;i-: ~. 1',\', This renderinf( shows a new pedestrian bridge as part of the new ripar- Ian area plannff1 at Rio Grande Park. ThiS rendering shows a proposed entranee to the John Denver Sanctuary. I - ---- Creating Urban Edges -- The comer of Hyman and Monarch illustrates the concept of the urban edge in a grid IaYO/lt. Towards the end of the Civic Master Phn process, after dlC CMPAG hw evalWlted more th.1n a dozen sites,.1 theme emerged regarding the creation of "urban edges." Although the CMPAG did not formally adopt this as .1 Core Principle, the Group supported the CQncept of creating urb.1n edges at several critical sites. The concept is perhaps best described in the: book Pattern Language, which is par.1phta.o;c:d here: ~ People feel comfortable in spaces whkh are "positive:" and tend to use theiIC spaces; people feel rel.1tivdy uncomfortable in spaces which are "negative" and such spaccs tend to rem.ain unu!Oeu. For example, the: downtown core of urb.1n blocks cre.1ted .1 defined grid - "a distinct and definite shapc"- where people fed comforuble walking the sidewalks. . Buildings arc not merely placccl into the outdoors, they actually shape the outdoors. In cilics across the modern world, sUCCCSSfill llownlowns often feature a piana or a town sqUiUe - these features form a distinct shape where people tend 10 gather. . Buildings neate two fund:unentally different kinds of outdoor SpA(c: nlgative space and positive: space. Another important element of such spaces is an easily recognizable entrance and exit, creating a path through the space, from one side fO another. . Outdoor sp.1ce is negafive: when it is shapeless, the residue left behind when buildings are haphazardly placed on the land. These concepts were utili~ by the CMPAG during its review of Galena Piau, the Ciry-Owned Parking Lots, Rio Grande Park and other sites. . An outdoor space is positive when Ihe buildings around il create a distinct and definite shape, u definite as the shape: of a room. This public square, in Gaithersburg, Maryland, is an example of a suc- cessful urban open spiKe. The build- ings contribute to the identity of the ;Mrk, and the park contributes to the identify of the buildings. Also, there is a clear pedestrian route into and out ofthepark,lltright. ...:0...____ 16 I This ~oc:ument is also ava;lable online at: www,a5penpil~in.eom. Plene sen(\ YOUf feedback 10 Special Projeo::ts Planner Ben Gilgnon. C;11 of Aspen, 130 S. Galen.!, Aspen, CO. 81611, Of 10 bengOc:i,np&n.C:0.U5, including your name. and C:111 Of c:ounty'ot residence. - Summary Previous scl;tio"s have included recommendations on pedestrian and bike paths connected to spedfic sites. lhis sed:ion is intended to paint the: "big pictllrt:,"show+ log how pedc:strianlbike paths at different sites combine Together to improve )J(desrrian movement in the civic core:. The overall fOl."Us is improving pedestrian movtmcnt betwt':en the downtown, across Main Street and down to Rio Grande: Park and the: Roaring Fork River corridor. I A thcffit' running throughouT this section is the: need to establish pedestrian routes that are ooth clearly visible and inviting ro pedesrrians. The Big Picture The: CMPAG recommended that the piecemuJ recom- mendaTions in the Civic Master Plan should be collected and outlined in a Pedestrian Connections Map that shows eJ(isting conditions, and proposed pedestrian con- nections included in various sub-area master plans and in CMPAC recommendarions.~ I Main Street As Barrier The CMPAG found that Main Strut itself is ~intimidat- ing to pedestrians and has ~come a barrier to north-south pedestrianmovc:mc:nt.- The CMPAC recommended that the City of Asp.:n work with the Colorado Departn~nt of Trans pol' uti on to explore design changes to Main Street to make it more pcdestrian fricndly, indmlin~ oul not limited to: PEDESTRIAN ROUTES + Obermeyer Place Route + Galena Plaza Route + N Mill Street Route @ ASPEN AREA COMMUNITY PLAN Aspen's future should be one in which the automobile plays a smaller role in people's everyday lives. Other modes of travel should be made as safe and convenient as possible to facilitate that goal. ... the level of investmenl in ... more and better bikeways and walkways should increase. Obermeyer Place Route Viewed trom the soulh side ofl\hin Street and !Iunter Strul, there are no visual cues that suggest a pedestrian route 10 Rio Grande Park. In pa,t yt:ars, a limiled number of locals used a narrow alley just west of the Concept 600 building to get 10 the O~rme~rISmithlGalen properties, which were a jumhle of huildings and parking 100S wilh no obvious pedestrian route to Rio Grande Puk.. As put of the redl:vdopmcnt of Obcrmcyt:r Place, a lO~fool easement was established, starring on .;\thin Slreet and running along the east edge of the Zupancis Property. The easement joins up with a cleu pedestrian-only route through Oberme~r Place and into Rio Grande Puk.. The CMPAG recommended thai, "the easement estab- lished as pMt of lhe Obermeyer Place approv:l.! be used to improve north-south pedestrian movement between Main Street, Obc:rmeyer Place and Rio Grande Park.... . Stamped/colored concrete x~walks . Ralscdx-walks . Bulb-outs " Refilgelslands In addition to addressing Main Street itself. the Civic tl.hster Pbn calls for physical improvements that would create three visible and inviting pedestrian route5 across Main Strecl to Rio Grande Park ami beyond: lhc Ober- meyer Place Route, the Galena Plaza Route and the N. Mill Street Roule. TOO crescent building af Obermeyer Place forms a border of the pedestrian roufe between Main Stft.'et dnd Ria Groll/de Pdrl< This document is also a~ailable online at: www.aspenp.tkin.com.Pleas.esendyourfeedb<KktoSpeclaIPrOjects Plannff Ben Gagnon, 17 CIty 01 Aspen. 130 S. Galena, Aspen. CO. 81611, or to bengOCI.aspen.co.us, Includlnll YO<Jf name. and CIty or county 01 rUldence. .. PEDESTRIAN MOVEMENT Galena Plaza Route Vi~wcd from Main Srrect and Galena, the Galena StreeT Extension is not virually inviting TO pedestrians - there is linle indication Ihat this is a pedestrian rOllte. The CMPAG recommended. -the design of a dramatically improved pedestrian W2y from Main Street, through the Galena St. Extension, Galena Piau and ~tairway down to and through Rio Grande Park.- One of the primary visual harriers to pedestrian movement from Main Street and Galena Street thmugh the Galena St. Extension is the extemive puking of public safety vehicles on the Galena St. Extcn5ion. If another location is found for these Clllcrgcn<.:y response vchides, there wouM be a strong opportunity to transform the Galena Strut Exten- sion into a more pedestrian-friendly area. View of the Galena Sf. Extension from across Mam St. In Section III of this report, lhe CMPAG ~eommended that the City and County collabor<l.te to "review and evalu- 1te the scope of civic uses at the Zupancis Property.- One advantage of the Zupancis Property is the opportunity for extensive underground parking, which could 1CCommodate public safety vehicles. If emcrgent.:y response vehicles t.:an he accommodated underground <l.t the Zupancis Property, this could allow the Galena Street [xt. to be rerlesigned as a pe- destrian-only area, with rile exception of the Galena Sneet shuttle. This could \Iram<l.tically improve the pedestrian way from Main Strttt through the Galena Street Extension .. With re~.ud to ettating visible and inviting pedestrian routes, The CMPAG aI.ro recommended that, -The design of buildings within the civic core should incorporate de. ment. that are inviting and welcoming, and enhance the quality of the pedestrian experience.- r ,,~-= ""'" . , This "bubble map. shows an e~- tended east edge, at right, including an improved s/dirwelVelevator feature to attract pedt!SlrklllS lu wletld Pldu ,md thl1Park. Tllisrt!lIckriflgalsosllUWSa potential building at the norih edge of thepJaza At the east edge of Galena Plaza, the ClI-tPAG specifically cited an opportunity to make the design of buildings a method ofinviting pedestrians through the Plaza. lhe CMPAG n:commended that. -In conjunction with the future renovation or replacement of the torrner Youth Center, the CMPAG recommends that the east edge of Galena Plaza be considered in the future as a built edge, extending to the exbting stairwdVdevator feature, and in- cluding compelling architectural dements intended In drllw pedesnians across Main Strcet.~ A funlre one-swrr building at the north edge of Galena PIau might also serve as an architecturally compelling visual dement that could draw pedestrians into Galena Plaza. The CMPAG Kcommended that. - ... a building at the north edge of Galena Plaza could be a welcoming and interactive destination point that capitalizes on the vi.ta (and)createsvitality... . The exisling stairs at Galena P laLa Another key element of the pedestrian route through Galen.a Plaza is the stairway down to Rio Grande Puk. The CMPAG n:eommended -a dramatically improVl!d pedestrian way from Main Street, through the Galena St. Extension, Galena Plaza and stairway down to and through Rio Grande P1rk. The existing pedestrian experience along the sidewalk next to the City-owned parking lots is less than welcoming. Referring to this :.Ire:.l, The CMPAG found that, "Cre:.lt- ing a clear edge and demarcation between urban blocks and public parks is a widely recognized and sound urhan design concept. ~ Repbcing these parking lots with an urban edge would create :.I more visible and inviting pedestrian experience that would ioCrvc as an important link hctwt:en Galena Pbza and X.MiUSneet. This photo shows d pedestridn perspective, walking along Rio Grande Pl.Jce, with Rio Grande Pari<. on the right and the City- UWIteOJ)ilrkillg/otsloUrelelt. ~ ~Every fine street... is one that invites leisurely, safe walking. It sounds simple and basically it is. There have to be walkways that permit people to walk at varying paces, including most importantly a leisurely pace, with neither a sense of crowding nor of being alone, and that are safe, primarily from vehicles. ~ - From Great Streets, Allan B. Jacobs 18 This document is also available online at: www,aspenpitkin.~om. Please send your leedOack to Special PrOjects Planner Ben Gagnon. City of Aspen, 130 S. Galena. Aspen, CO, 81611, or to Ilengoei.lSpen.~0.U1. 1n~ludlng your name, and city or ~ounty of resldence ... PEDESTRIAN MOVEMENT N. Mill Street Route Another method of improving the north-south pedestrian experience i~ the redesign of N. Mill StreeT, from Mill Strut to the Aspen Art Museum. The CMPAG found thar, .Providing a larger buffer bctw<<n pedestrians and tnffic will increase s:.lltty, and improve: the pedestri;lll experience and visuill esthetic of the area. These changes will encourage more pedestrian use, and improve conditions for events ami puhlidprivarc sector useu located in this area of town: lhe CMPAG n:cununenJed thllt, .City Council direct relevant public agencies and private parties to collabon.- tively generate a proposal to design, fund and implement a plan for the improvement of North Mill St., to focus on the following: . A wider buffer between pedestrians and mffic for the purpose ofimproving the pedestrian experience, consistent with Aspen';; historical streelscape paltern; . Accommodating existing traffic flow; . Improving safety for pedestrians and vehicles; . Coordination with the local pedestrian-bikeway system; . Impmvingthevisual aestheticofthe;trea. The SCI West site shows a poor relationship with pedes- uians and N. Mill SUeet. As part of its review of the SCl West site (please see Section I), the CMPAG recommended an improved pedestrian experience for this site. Ultimately, this llUY be achicvro;l.S pmofa redC1iign ofN. l\WI Street, or as part of a redevelopmenl of the: SCI West site. . /' .~. #..... 1';".,1 U" ~~" ) ,"~?" f' . \ U %. ~ ~~~,~...&.] Thl.~ conceptual ren- riNin/{ iIIus/ra/es one me/hod of establishing il lilrgef pedestrian buffer on N. Mill Sf. Looking up N. Mill Street, with SCI West at right. This is not iln in- viting pedestriiln route. ~' V'l,," ." I ~ -.. ...................................................................... ....................................................................................................................................................- A pedestrian navigates N. MII15t next to the 5CI West site. Pedestrian Movement in Rio Grande Park Another element of t'ncouraging pedestrian movement between downtown and the Rouing Fork River are the improvements planned inside Rio Grande Park. as described in Section IV. The Rio Grande Park i\hster Plan includes more formal ami vi,ually l:olllpelling t'ntryways to ditferent portions of the fl.u-k, including the John Denver Sancruary. Pedestrian amenities in relation to the new ponds and water- falls will also contribute to an improved visu.u aesthetic and will invite pedestrians to move Ihroughout the Park. A rendering of a pedestrian bridge and wafer feature p1dnned for Rio Grande Park.. Downtown Pedestrian Improvements South of Main Street, The C:vIPAG recommended Ihat the City revisit the Downtown E.nhanced Pedestrian Plan. The CMPAG fOllnd that, "Only one phase of a mulli-phase DEPP strategy has been implemented, and that two of the 8 Goals oflhe DEPP, adopled by City Council Resolution in 19'J7wcre: . To make the downtown core more pedestrian-friendly :.ind minimi7.c the sense that automobiles dominate the downtown area. . To take gre:.iter advantage of opportunities for the utilization of alleys and pocket parks for pedestrian circulation, social interaction and commercial activity. lhe CMPAG recommended that City statf conduct:l ltedback analysis on the outcome of the: Phase I DEPP implementation, ami presenl findings to P&Z ami City Council to determine if further phases of the DEPP should be implemented. Wayfinding .... ...... ..... ........ . ... ... ... ... ..... ..... ... ... ........ ... ..... ... ...... ... ... ... ... ......... ... ... ....... ................ ... ... ... .... .... In addition to ph~ical improvements to the pedemian and bike system in the civic core, the CMPAG .usa focused on waylinding and sign age isslles. The CMPAG found that, "There is an important balance to be struck between providing :.idC{jU:lle signage lor visitors and cluttering streets and paths with too many signs. There is an important balance to be struck between maintaining a sen>e of experience and disco~ry for visitors vers liS creat- ing confusion regarding important destinations through lackofsignagc.~ The CMPAG found thlt, "Although Aspen and Pitkin County maintain an eXlocllcnt regional pCllc"trian anll hike- way system, there is a lack of wayfinding signage directing visitors within the civic core to these outlying :unenities.~ The CMPAG also found that, "In some cases, existing way- finding signage ap~ to be inadequate. Some of the brown signs at Main Street intersections simply state the existenee of various destinations without indicaling where they are lo- cated. A sign on the Rio Grande Trail indicates the direction of Basalt, but do<< nor mention the: Aspen Art l\.tuscum." The CMPAG found enough evidence to suggelit that a more comprehenliive evaluation of W"olylinding would be useful. The CMPAG reeommended, 'Ihal the City of Aspen work with relevant partners, such as the CCLC, flu-ks & Rec and Pitkln County Open Space & Trails 10 colllprehensively review existing wayflnding l"Ondirions and make recommendations tl'garding improvements, consider- ing the CMP Hndings,and utilizing thl': eMP Pedestrian Connections Map and olher relevant mapping documents.- A c!osc-up of the sign ill Main & Mitt, which docs not indicate the location o(destinations. ThIS document is .IlliG available online at; wwov.upeflpitkin.com. Plea!oe send y(lur feedback to SpeCial Pfojects Planner Ben Gitgnon, 1 19 City of Aspen, 130 S. Galena, Aspen, CO, 61&11, or to bengOci.aspen.co,us, it\Cludlng your name, and city or county of residenca. . - Special thanks to all the people who have worked so diligently on the Civic Master Plan. , i Current & Alternate Members TIm Belinski/Dwayne Romero - Obermeyer Place Don Bird - Pitkin County Jail Bennett Bramson. Citizen Deb Braun - Aspen Chamber Resort Association Cathy Chandler - Pitkin County library Stan Clauson - Citizen Lisa Consiglio - Aspen Writers' Foundation Charles Cunniffe - Citizen Pat Fallin - Concept 600 Blake Fitchmm Ware - City Parking Department Darryl Grab - Aspen Fire Protection District Jackie Kasabach - Citizen Helen Kalin Klanderud - Mayor CONSULTANTS Laura Kirk - OHM Design Dave Carpenter - OHM Design Gilbert Sanchez - Studio B Architects Kenyon Design Works Michael Brands Photography _. T- CIVIC MASTER PLAN ADVISORY GROUP Sue Kolbe/Lynda McCarthy - The Thnft Shop Billlipsey' Citizen Susan Marx - Citizen Lynda McCarthy - The Thrift Shop David McClendon - Theatre Aspen Brian Pettet - Pitkin County John Rowland - Aspen Planning and Zoning Commission Loren Ryerson - City of Aspen Police Department Gram Slaton - Wheeler Opera House Sue Smedstad - Citizen Laura Thielen - Aspen Filmfest Heidi Zuckerman Jacobson - Aspen Art Museum to .~ Former Members Harley Baldwin. Citizen Tom Bracewell - Aspen Consolidated Sanitation District Jon Busch - Commercial Core & Lodging Commission Roger Haneman - Planning and Zoning Commission Carole Hershey - Aspen Chamber Resort Association Mary Ann Igna - Aspen Art Museum Bert Myrin - Planning and Zoning Commission Alan Osburn - Aspen Theatre in the Park Dean Sobel - Aspen Art Museum Robert Zupancis - Citizen CITY OF ASPEN STAFF Chris Bendon - Director, Community Development Julie Ann Woods - Former Director, Community Development Ben Gagnon - Special Projects Planner, Community Development 20 I This document is ..Iso .......;I..ole online at: www...spenp;tkin.com. Please send your teedback to Speci..1 Projects PI..nner Ben Gagnon. City 01 Aspen, 130 S. Galena, Aspen, CO, 81611, Of to bengOciaspen.co.us, Includln& your name, and City Of countyo! ,nklene..