HomeMy WebLinkAboutlanduse case.ud.Citywide DEPP.1998-ud-1
THE ASPEN DOWNTOWN ENHANCEMENT AND
PEDESTRIAN PLAN
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Prepared for:
The City of Aspen Community Development Department
The Aspen Downtown Enhancement and Pedestrian Plan Task Force
MEMORANDUM
TO:
Mayor and City Council
THRU:
Amy Margerum, City Manager
Julie Ann Woods, Community Development Director
FROM:
Bob Nevins, Senior Project Planner
RE:
Project "Close-out" Report
Downtown Enhancement and Pedestrian Plan (DEPP)
DATE:
23 November 1998
SUMMARY: The purpose of the Downtown Enhancement and Pedestrian Plan (DEPP)
is to create a long range plan or vision for the Commercial Core of Aspen; and to
establish a process for the implementation of physical improvements and policy
revisions.
The current scope of work contains three phases: Phase I-Inventory and Analysis of
Existing Conditions; Phase 2-Conceptual Plan Alternatives; and Phase 3-Preferred
Alternative Design Development. The Master Planning process (phases 1 through 3) for
the Downtown Enhancement and Pedestrian Plan (DEPP) is complete. The Citizen Task
Force has fulfilled its responsibilities and Design Workshop, Inc, (DWI) has concluded
its consulting contract.
To "close-out" Phases 1 through 3 ofDEPP, staff will prepare a Supplemental Budget
Request to cover additional costs incurred by Community Development ($7,196), Design
Workshop ($7,690), and printing of summary reports ($2,500) for a total of$17,386. The
total DEPP project budget, including City and DWI costs, equals $142,825, The total
budgeted amount for Phases 1 through 3 was $125,439.
The approved plan identifies a Phase 4-Demonstration Project. It begins at the comer of
Main and Mill Streets and continues south two blocks on Mill to Hyman Avenue, then
proceeds west one block on Hyman Avenue to the Monarch Street intersection. This
phase includes fmal, detailed design and implementation of three Primary Commercial
Streets. Initial cost estimates for implementation of the Primary Commercial
Streetscapes range from $258,579 ($10.61 sf) to $454,027 ($18.63 sf) per block.
BACKGROUND: During 1996, City Council initiated the Downtown Enhancement and
Pedestrian Plan in response to citizens requesting that downtown be more "pedestrian-
friendly" and that the impacts of automobiles be minimized, Council appointed a citizen
task force (see Appendix i) representing a full spectrum of community viewpoints to
determine possible solutions for improving the pedestrian qualities and retail environment
of downtown. Together, Council and the Task Force established a set of Goals and
Objectives (see Appendix ii) to guide the planning efforts for the twenty-four (24) block
area that included eleven (11) zone districts and approximately 55,6 acres.
Staff then prepared and distributed a Request for Proposals (see Appendix iii). Six
qualified teams responded to the RFP with bid estimates ranging from $42,000 to
$201,000 (see Appendix iv), Three teams were interviewed by a Review Committee,
Design Workshop, Inc. (DWl), a landscape architecture, urban design, and planning firm
based in Aspen was selected. The DWl team included Charlier & Associates, traffic
consultants from Boulder, and BBC Research & Consulting, economic/market analysts
of Denver.
PHASE I-INVENTORY and ANALYSIS FINDINGS: The Task Force and
consultants reviewed and analyzed the transportation issues, economic conditions of the
downtown retail market, physical state of Aspen's public domain, public policies which
influenced the town's built environment, and qualities which infuse Aspen with its "heart
and soul" to derive the following plan objectives (see Section 4):
· Retain and enhance the traditional town form which characterizes Aspen and
separates it from other resorts.
· Strengthen the existing street grid of downtown Aspen while developing a
system of pedestrian enhanced streets.
· Allow for a functional downtown.
· Enhance existing public spaces which are not functioning to their potential.
· Maintain a balanced mix of successful commerce, lively public spaces and
civic character which is uniquely Aspen.
PHASE 2-CONCEPTUAL PLAN ALTERNATIVE FINDINGS: Based on the Phase
1 Analysis, the Task Force and consultants proceeded into Phase 2, Conceptual Plan
Alternatives. Three plan alternatives were developed (see Section 3):
Alternative One (Maintained Existing Streetscapes; Completed Sidewalk
System) was a modest proposal that maintained the existing character and
function of downtown while making improvements to the pedestrian system
(completion of sidewalks, pedestrian crossing improvements and special crossing
treatments) and enhancements to the existing malls.
2
Alternative Two (Created Street Hierarchy; Modified Streetscapes) maintained,
enhanced, and expanded the existing pedestrian malls while creating a street
hierarchy and modifying on-street parking configurations. It also included
completion and expansion of sidewalks, pedestrian crossing improvements and
special treatments.
Alternative Three (Expanded Pedestrian Malls; Created Street Hierarchy;
Modified Streetscapes) included all of the elements contained in Alternatives 1
and 2. The plan also expanded the pedestrian malls. The new malls were
proposed to extend from East Hyman A venue south on Galena Street, then east on
Cooper to Hunter, and then south on Hunter to Durant and interconnect with the
Gondola Plaza.
Findings: On July 8,1997, the DEPP Task Force reached a consensus and endorsed
Alternative Plan 2 based on the following (see Exhibit B):
Alternative 1 did not "go far enough" in creating a downtown that
committee members believed was necessary for Aspen's core to remain vital
and vibrant in the future.
Alternative 3 had many attractive facets associated with it, especially the
pedestrian-friendly "mall-type" spaces that created special areas of attraction
and refuge, which have become synonymous with Aspen. However, the
addition of more malls, loss of on-street parking and the potential for attracting
more tourist-oriented uses made this seem too drastic a recommendation for the
Task Force,
Alternative 2 addressed all of the Council and Task Force goals and
objectives in a comprehensive manner. It built upon the successes ofthe
existing pedestrian malls while retaining and reinforcing the traditional
town form. The plan was flexible in that it could be phased to accommodate
light rail, the Galena Street Trolley, and if desired, future pedestrian mall
expansions.
Approvals: At a regularly scheduled public meeting on 21 October 1997, the Aspen
Planning and Zoning Commission endorsed Conceptual Plan 2 as the "Preferred
Alternative" via Resolution 97-31 (see Exhibit C).
Aspen City Council endorsed DEPP Conceptual Plan 2 as the "Preferred Alternative" via
Resolution 97-88 at a specially scheduled public meeting on 15 December 1997 (see
Exhibit D).
3
PHASE 3-DESIGN DEVELOPMENT: The character and details of the "Preferred
Alternative" were further refined into a series of proto-types, details ,and policy
recommendations (see Section 2). The purpose of the Phase 3 Design Development
guidelines was to:
1. Establish General Direction for the Overall Design Character
2. Create a Hierarchy of Streets
3, Acknowledge the Concept of Sidewalk "Zoning"
4. Develop a General Palette for Street Furnishings
5. Identify a Phase 4-Demonstration Project
Approvals: At a regularly scheduled public meeting on 22 June 1998, City Council
adopted DEPP Phase 3-Design Development via Resolution 98-50 (see Exhibit E).
DEPP BUDGET-PHASES 1 through 3: City Council established an initial budget of
$60,000 ($45,000 in the 1996 Asset Management Plan (AMP) and $15,000 in the 1997
AMP) for Master Planning purposes (see Appendix v). Since the consultant bid
proposals exceeded the proposed funding, Council authorized an additional appropriation
of $46,000 for a total DEPP budget of $106,000 (see Appendix vi).
The City began contract negotiations with Design Workshop. On 6 January 1997, DWI
submitted a revised proposal which contained a professional services fee (including sub-
consultants) of $95,490 and an expense estimate of $9,549 (10% of the professional fee).
The DWI contract for DEPP-Phases 1 through 3 totaled $105,039 (see Appendix vii),
During the course of the study, the project scope expanded and Council approved funding
for additional professional services ($14,765) and additional expenses ($5,635) for a total
of $20,400 (see Appendix viii and ix). This brought the total budgeted amount for DEPP
up to $125,439.
Certain additional professional fees and expenses have been incurred during this project
by both the Community Development Department and DWI (see Exhibit A), The City
costs have included professional fees ($3,000) for Fred Kent ofPPS (guest lecturer) and
Tom Baker of Community Matters (Task Force facilitation) and project expenses
($4,196) for the Galena/Cooper demonstration project, public open houses, advertising,
reprographics/printing, and foodlbeverage. The Community Development Department
project costs equal $7,196. Staff is also requesting funds ($2,500) for printing public
copies of the DEPP Summary Report. Com Dev's project costs would then total $9,696.
During Phase 3-Design Development, Design Workshop has provided additional
professional services ($7,500) for plan documentation (see Appendix x) and incurred
additional actual expenses ($190). DWI's additional fees and expenses equal $7,690.
4
The additional City, DWl, and printing costs that need to be allocated total $17,386 The
final DEPP project budget including both, the City and DWl costs, totals $142,825,
NEXT STEPS:
Step 1) To cover the additional fees and expenses not covered within the DEPP budget,
staff will process a Supplemental Budget Request to City Council for funds in the amount
of $14,886, plus an additional $2,500 to cover printing of the Phase 1 through 3 reports,
The total amount of the Supplemental Budget Request is $17,386.
Step 2) To initiate Phase 4, a detailed survey of the three-block area will be completed in
Fall 1998. Sopris Engineering, LLC of Carbondale has submitted a fixed fee bid of
$9,500.00 and a seven week timeframe to complete the work (see Appendix xi), The
City Engineering Department has indicated that they have adequate funds from the
1998 budget to pay for this expense.
Step 3) Staffwill schedule a meeting with City Departments (Com Dev, Engineering,
Streets, Parks, Water, Sewer, Transportation, Parking, Wheeler Opera House, and
Finance) and utility companies to review the DEPP Demonstration Project in terms of its
relationship to the various improvement plans, budgets and schedules (see Appendix xii).
Step 4) Upon completion of the survey and the City/utilities meeting, a detailed scope of
work, consulting fee estimates including project management, construction budget, and
project schedule will be prepared and presented to Council for funding and authorization
to proceed.
At the AMP worksession on 16 November 1998, City Council expressed its desire to
consider extending the Demonstration Project across Main Street. These improvements
will be included with future cost estimates and schedules for Council's consideration. In
addition, Council requested that the project begin in the Spring of 1999 if at all possible.
However, if staff determines that this timeframe is not achievable, Council is to be
informed about the revised schedule.
RECOMMENDATION: Staff recommends that City Council accept this DEPP "Close-
out" Report for Phases 1 through 3; and direct staff to proceed with the "Next Steps" as
indicated above and to complete the Phase 4-Demonstration Project.
CITY MANAGER COMMENTS:
5
Bob Blaich DEPP TASK FORCE Jon Busch
Planning & Zoning January 1998 Pedestrian/Bikeway Com,
319 N. 4th Street 548 Race Street
Aspen, CO 81611 Lily Garfield Aspen, CO 81611
920-9276 Fax; 920-3433 Citizen-at-large 925-6431
Cos Bar of Aspen
Newton Bartley 309 S. Galena St. Rep. Openings
Aspen Skiing Co. Aspen, CO 81611
P.O, Box 1248 925-6249 Fax 925-6948 Citizens-at-large (3)
Aspen, CO 81612 Architects (1)
920-0756 Fax; 925-3785 Ron Erickson Asset Mgmt. (1)
Citizen-at -large RetailersAssoc, (1)
Don Fleisher Aspen Resort Accom,
Downtown landlords 100 S. Spring Street Citizens
The Fleisher Co. Aspen, CO 81611 ..
200 East Main Street 925-4772 Fax 925-9014 Kerry Brennan, Skico
Aspen, CO 81611 920-0965 Fax 925-2105
925-2122 Fax: 920-1628 Tom Isaac
Access Unlimited Bob Langley
Ernie Fyrwa1d Pitkin County Assessor 920-7827 Fax 920-7957
Citizen-at-large 506 E. Main St.
1265 Min. View Dr. 920-5163 Fax 920-5174 Erik Sween
Aspen, CO 81611 920-1266(h) 544-6667(w)
925-6334, Ext. 6 Warren Klug
Fax; 925-2755 Lodging Association DEPP - CITY STAFF:
Aspen Square Hotel
Jean 0' Alessio 617 E, Cooper Ave. Randy Ready, Admin
Feet First Aspen, CO 81611 920-5803 Fax 920-5119
814 W, Bleeker C-4 925-1000 Fax 925-1017
Aspen, CO 81611 Stan Clauson, Com Dev
920-4161 Fax 920-2342 Steve Degouveia 920-5099 Fax 920-5439
ACRA
Don Swales Footloose/Fancy Things Jack Reid, Streets
CCLC 210 S. Mill St. 920-5133 Fax 920-5015
P.O. Box 1884 Aspen, CO 81611
Aspen, CO 81612 925-9155 Fax 925-1748 Lysa Usher, Trans.
925-2060 920-5038 Fax 920-7473
Bill Dinsmoor
John Starr Restaurant Association Tim Ware, Parking
Citizen-at-large Main Street Bakery 920-7474 Fax 920-7473
P.O. Box 11980 201 E. Main St.
Aspen, CO 81612 Aspen, CO 81611 Jeff Woods, Parks
925-6651 Fax 925-4732 925-6446 Fax 920-3197 920-5120 Fax 920-5128
Judy Hill Sven Alstrom Nick Adeh, Engineering.
Design Community Historic Preservation Rep 920-7476
31300 Hwy, 82, #148 P.O. Box 551
Aspen, CO 81611 Aspen, CO 81612 Loren Ryerson, Police
923-3782 925-1745 Fax 925-4576 920-5245 Fax 920-5409
THE ASPEN DOWNTOWN ENHANCEMENT AND
PEDESTRIAN PLAN
PHASE THREE SUMMARY
Prepared for:
The City of Aspen Community Development Department
The Aspen Downlown Enhancement and Pedestrian Plan Task Force
Seplember 1998
Prepared By:
Design Workshop, Inc.
TABLE OF CONTENTS
5edion 1 Page
Introduction 1-1
5edion 2
Preferred Concepluol Plan 2.1
Section 3
Parlcing 3.1
Aspen High Sdtoo/', Whitney Show', ""w of what gWs' Aspen 5edion 4
i~senseofpkKe, Special Evenls 4.1
5edion 5
Prololype SIreet Design 5.'
Section 6
Main Street Crossing 6.1
5edion 7
Primary SIreet 7-1
5edion 8
Secondary Street 8-1
Section 9
Pedestrian Mal/sITronsit Cenler 9-1
Section 10
Deloi/s 10-1
5edion 11
Next Sleps 11-1
Ac/cnowleclgemenls
This plan was prepared under the direction of the City of Aspen Community Development
Department and the Aspen Downtown Enhancement and Pedestrian Plan Task Force, The
oonsultantteam wishes to acknowledge the valuable contributions of all participanls -
including the Mayor and City Council, Planning and Zoning Commission, and Historic
Preservation Commission - and the Aspen School District teachers and students who created
works depicting Aspen which are featured throughout this document,
Client: City of Aspen Community Development Department
Downtown Enhancement and Pedestrian Plan Task Force
Planning and Design: Design Workshop, Inc.
120 East Main Street
Aspen, Colorado 81611 970,925,8354
Transportation: Charlier Associates, Inc.
1881 Ninth Street, Suite 321
Boulder, Colorado 80302 303,449,1903
Economics: RRC Research and Consulting
3773 Cherry Creek North Drive, Suite 701
Denver, Colorado 80209 303.321.2547
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
IJST OF FIGURES
Figure
1.1: Cooper Avenue during late 1800s
Page
2.1: Existing slreet axonametric
2.2: ~rimary slreet axonametic
2.3: Secondary slreet axonametric
2.4: Preferred conceptual p/Gn
3.1: Parleing summary
3.2: Existing parlcing p/Gn
3.3: Proposec/ parlcing plan
4.1: Downlown special event on mall
4.2: Key special events
4.3: Existing special events
5. 1: Praloype context p/Gn
6.1: Main Slreet context key
6.2: Pedestrians at comer of Main and Mill Slreets
6.3: Main Slreet plan
6.4: Newspaper box
7. 1: Primary slreet context key
7.2: Primary slreet plan
7.3: Primary slreet perspective
7.4: Existing Cooper Avenue
8. 1: Secondary slreet context key
8.2: Secondary slreet perspective
8.3: Existing Hoplcins Avenue
8.4: Secondary slreet plan
9.1: Pedestrian Mall/Transit Center context key
9.2: ConRicts on Durant Avenue
9.3: Peclestrian Mall/Transit Center plan
9.4: Wagner Parle gateway perspective
9.5: Existing Wagner Parle/mall interface
9.6: Transit Center pralotype
9.7: Existing Transit Center
10.1: Predecessor 10 leaning rail
10.2: Children's fountain
10.3: Siclewalk Section
10.4: Detail Matrix
10.5: Leaning Rail detail sheet
10.6: Benches and Chairs c/etail sheet
10.7: Trees detail sheet
1-1
2-1
2-2
2-2
2-4
3-1
3-2
3-3
4-1
4-1
4-3
11. 1: Public open house
11.2: Demonstration area plan
5-2
6-1
6-1
6-2
6-3
7-1
7-2
7-3
7-3
8-1
8-1
8-1
8-2
9-1
9-1
9-2
9-3
9-3
9-4
9-4
10-1
10-2
10-3
10-4
10-5
10-6
10-7
11-1
11-2
Aspen Downlown Enhancement and Pedestrian Plan
Phase Three Summary
ii
Conlext
The Aspen Downtown Enhancement
and Pedestrian Plan (ADEPP) was
initiated in Summer 1996 to deter-
mine possible solutions to improv-
ing the pedestrian qualities and
retail environment of the commer-
cial core. The core consists of 24
blocks defined by Main and Original
Streets (State Highway 82), the city's
major transportation corridor;
Durant Avenue, paralleling Aspen
Mountain; and Aspen Street, paral-
leling Paepcke Park. A citizen's task
force was created with key mer-
chants, property owners, design pro-
fessionals, city department heads,
volunteer board members, and con-
cerned citizens.
The task force developed a set of
goals for the plan, The goals were
to;
-Improve the downtown core as a place
which inspires and accommodates a wide
variety of activities and events year round.
. Provide the physical environment for estab-
lishments and activity centers that can serve
as community gathering places-the heart
and soul of the community.
. Take greater advantage of opportunities to
use alleys and pocket park spaces far pedes-
trian circulation, social interaction and com-
mercial activity.
. Preserve and enhance the downtown core
as a physically attractive place.
-Make the downtown core more pedestrian
friendly and minimize the sense that auto-
mobiles dominate the downtown area.
-Strengthen the downtown core as the com-
mercial heart of the community.
. Provide and preseroe opportunities for
multiple modes of transportation.
SECTION 1
INTRODUCnoN
. Work with other appropriate citizen com-
mittees and volunteer boards to take maxi-
mum advantage of the knowledge and expe_
rience of these groups and avoid duplication
of purpose and work product,
Purpose
The purpose of the effort is to put in
place a plan and process for imple-
menting physical improvements and
policy revisions for the downtown
commercial core of Aspen.
figure 1, I: Cooper Avenue duting /he /ote 1800s,
Key Elemenls
The Aspen Downtown Enhancement
and Pedestrian Plan is a four-phase
effort. The scope of the first phase _
Inventory and Analysis - included
summer and winter downtown user
surveys yielding 1500 responses; a
transportation element encompass-
ing auto, service vehicle, transit,
bicycle, and pedestrian circulation;
an economic element taking the
pulse of downtown commercial uses
and comparing the results to other
resort communities; a land use ele-
ment assessing existing uses and
future development potential; and a
physical element identifying civic
features and strong elements of
place. A document summarizing the
Aspen Downlown Enhancement and Pedestrian Plan
Phase Three Summary
1-1
phase one effort entitled "Inventory
and Analysis/Working Paper" was
produced in May 1997 with an
addendum in September 1997.
During the second phase -
Conceptual Design - alternatives
responding to the opportunities and
constraints identified in the first
phase were put down on paper. The
alternatives presented distinctly dif-
ferent physical, programmatic, and
policy recommendations.
Operational and maintenance reali-
ties were incorporated into each
alternative. A conceptual alternative
was selected, supported by objec-
tives and a series of actions to be fol-
lowed in the third phase of the pro-
ject.
The third phase - Design
Development - is the subject of this
document. The character and detail
of the selected conceptual alterna-
tive are further developed into a
series of prototypes, details, and
policy recommendations.
Prototypes for Main Street intersec-
tions, primary streets, secondary
streets, the pedestrian malls, and the
transit center were designed.
Details for paving, trees and other
plantings, tree grates and guards,
leaning rail system, benches and
chairs, and fountains and water fea-
tures were prepared, Policies and
plans addressing parking and spe-
cial events were also developed,
Phase Four - Demonstration Project
- is expected to begin Fall 1998. It
will include final design and imple-
mentation of a three-block section of
the plan and identification of fund-
ing sources to complete the project
in phases, In addition, changes to
existing policies will be drafted and
taken forward to the Mayor and
Council for adoption,
SECTION 1
INTRODUCTION
Aspen High Sdwo/ studen' Rubin Oiozs Wew of Aspens char,
odlJ'
Aspen'Downtown Enhancement and Pedestrian Plan
Phase Three Summary
1-2
Concept
A preferred conceptual plan for the
downtown core was selected by the
task force, In 1997, the plan was
adopted by the Planning and
Zoning and Historic Preservation
Commissions, and City Council at
the end of the project's second
phase, The plan presents the best
balance between the needs of all
users while making significant
improvements for pedestrians. The
plan's actions make great strides in
improving the conditions of down-
town.
The plan does not recommend addi-
tional pedestrian malls, This would
have severe impacts on auto and
service vehicle traffic, on-street
parking supply, and mix of commer-
cial uses. The plan instead empha-
sizes Aspen's unique grid of com-
mercial streets and maintains the
activities of a traditional town.
Pedestrian improvements are made
by completing the sidewalk network
where gaps exist, particularly in the
eastern side of the core, and widen-
ing sidewalks along the primary
streets which see the majority of foot
traffic, Streets identified as sec-
ondary-ones with lesser volumes
of foot traffic-are not recommend-
ed for sidewalk widening, Creation
of a street hierarchy is recommend-
ed to reinforce how the various
streets function and to distinguish
the commercial core area from the
rest of Aspen.
Improvements to the pedestrian
malls are recommended along its
edges: Wagner Park, the area where
Mill and Galena Streets curve, and
the transit center at Rubey Park.
These are areas of high activity-
street performances, children's activ-
ities, heavy foot traffic-which have
not been designed to accommodate
this wide range of uses. Judicious
pruning of the malls' plantings,
which have reached full maturity, is
SECTION 2 PREFERRED CONCEPTUAL PiAN
recommended to make storefronts
more visible, and to allow more sun-
light into the walkways and seating
areas.
Making improvements to the prima-
ry streets is enabled by reconfigur-
ing on-street parking from diagonal
and parallel to parallel parking on
both sides of the street. Reducing
the existing generous width of travel
lanes to 12 feet also contributes to
creating 10 feet of additional side-,
walk.
Actions
Physical improvement action items
were identified, They provided
guidance to the consultant team as
the conceptual design was further
developed in phase three.
-Repair, replace, and create sidewalk net-
work throughout the downtown COTe.
-Thin the dense vegetation on pedestrian
malls to increase storefront visibility.
eprovide curb flares along Main Street to
improve pedestrian crossings.
-Create visual link between Cooper Avenue
Mall and Wagner Park,
"Enhance Mill and Calena Streets south of
existing pedestrian malls.
-Create curb flares at Durant Avenue and
Galena Street, and Durant Avenue and
Spring Street,
-Define core streets through physical
improvements.
-Replace commercial, paid parking spaces
lost to downtown improvements on a one-to-
one basis.
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
figure 2,1: Exi51ing street shows /he nG/1DW spIKe dedirored
10 pedestrians rekmve to /he space dedicut9li 10 ovtos,
2-l
SECTION 2 PREFERRED CONCEPTUAl PlAN
Typical use of
Right of Way
Typical use of
Right of Way
Aspen Downtown Enhancement and Pedestrian plan
Phase Three Summary
figUf. 2,2: Plimary street shows the chmge from OIlgled
parking /0 pomIl.1 o//owing wider sidewalks,
figure 2,3: S.flJllOOry street shaws sidewo/k improvementt
which cun be mode W/Ihout reducing the street widIh.
2.2
-Explore the conversion of land at Rubey
Park to commuter or locally oriented retail.
-Make Rubey Park a major transit hub-
integrating future light rail, future Galena
Street Trolley,future RFTA bus service and
future commuter or locally oriented retail.
-Enhance pedestrian alleyway at north edge
of Wagner Park,
. Enhance pedestrian crossings at mall ends.
SECTION 2 PREFERRED CONCEPTUAL PlAN
Aspen Downlown Enhancement and Pedestrian Plan
Phase Three Summary
2-3
MEMORANDUM
TO:
Mayor and City Council
THRU:
Amy Margerum, City Manager
Julie Ann Woods, Community Development Director
FROM:
Bob Nevins, Senior Project Planner
RE:
Project "Close-out" Report
Downtown Enhancement and Pedestrian Plan (DEPP)
DATE:
23 November 1998
SUMMARY: The purpose of the Downtown Enhancement and Pedestrian Plan (DEPP)
is to create a long range plan or vision for the Commercial Core of Aspen; and to
establish a process for the implementation of physical improvements and policy
revisions.
The current scope of work contains three phases: Phase I-Inventory and Analysis of
Existing Conditions; Phase 2-Conceptua1 Plan Alternatives; and Phase 3-Preferred
Alternative Design Development. The Master Planning process (phases 1 through 3) for
the Downtown Enhancement and Pedestrian Plan (DEPP) is complete. The Citizen Task
Force has fulfilled its responsibilities and Design Workshop, Inc. (DWI) has concluded
its consulting contract.
To "close-out" Phases 1 through 3 ofDEPP, staff will prepare a Supplemental Budget
Request to cover additional costs incurred by Community Development ($7,196), Design
Workshop ($7,690), and printing of summary reports ($2,500) for a total of $17,386, The
total DEPP project budget, including City and DWI costs, equals $142,825, The total
budgeted amount for Phases 1 through 3 was $125,439,
The approved plan identifies a Phase 4-Demonstration Project. It begins at the comer of
Main and Mill Streets and continues south two blocks on Mill to Hyman Avenue, then
proceeds west one block on Hyman Avenue to the Monarch Street intersection. This
phase includes fmal, detailed design and implementation of three Primary Commercial
Streets. Initial cost estimates for implementation of the Primary Commercial
Streetscapes range from $258,579 ($10.61 sf) to $454,027 ($18,63 sf) per block,
BACKGROUND: During 1996, City Council initiated the Downtown Enhancement and
Pedestrian Plan in response to citizens requesting that downtown be more "pedestrian-
friendly" and that the impacts of automobiles be minimized. Council appointed a citizen
task force (see Appendix i) representing a full spectrum of community viewpoints to
determine possible solutions for improving the pedestrian qualities and retail environment
of downtown. Together, Council and the Task Force established a set of Goals and
Objectives (see Appendix ii) to guide the planning efforts for the twenty-four (24) block
area that included eleven (11) zone districts and approximately 55.6 acres.
Staff then prepared and distributed a Request for Proposals (see Appendix iii). Six
qualified teams responded to the RFP with bid estimates ranging from $42,000 to
$201,000 (see Appendix iv). Three teams were interviewed by a Review Committee.
Design Workshop, Inc. (OWl), a landscape architecture, urban design, and planning firm
based in Aspen was selected. The DWl team included Charlier & Associates, traffic
consultants from Boulder, and BBC Research & Consulting, economic/market analysts
of Denver.
PHASE I-INVENTORY and ANALYSIS FINDINGS: The Task Force and
consultants reviewed and analyzed the transportation issues, economic conditions of the
downtown retail market, physical state of Aspen's public domain, public policies which
influenced the town's built environment, and qualities which infuse Aspen with its "heart
and soul" to derive the following plan objectives (see Section 4):
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. Retain and enhance the traditional town form which characterizes Aspen and
separates it from other resorts.
. Strengthen the existing street grid of downtown Aspen while developing a
system of pedestrian enhanced streets,
. Allow for a functional downtown,
. Enhance existing public spaces which are not functioning to their potential,
. Maintain a balanced mix of successful commerce, lively public spaces and
civic character which is uniquely Aspen.
PHASE 2-CONCEPTUAL PLAN ALTERNATIVE FINDINGS: Based on the Phase
1 Analysis, the Task Force and consultants proceeded into Phase 2, Conceptual Plan
Alternatives, Three plan alternatives were developed (see Section 3):
Alternative One (Maintained Existing Streetscapes; Completed Sidewalk
System) was a modest proposal that maintained the existing character and
function of downtown while making improvements to the pedestrian system
(completion of sidewalks, pedestrian crossing improvements and special crossing
treatments) and enhancements to the existing malls.
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Alternative Two (Created Street Hierarchy; Modified Streetscapes) maintained,
enhanced, and expanded the existing pedestrian malls while creating a street
hierarchy and modifying on-street parking configurations. It also included
completion and expansion of sidewalks, pedestrian crossing improvements and
special treatments.
Alternative Three (Expanded Pedestrian Malls; Created Street Hierarchy;
Modified Streetscapes) included all of the elements contained in Alternatives 1
and 2. The plan also expanded the pedestrian malls. The new malls were
proposed to extend from East Hyman Avenue south on Galena Street, then east on
Cooper to Hunter, and then south on Hunter to Durant and interconnect with the
Gondola Plaza.
Findings: On July 8, 1997, the DEPP Task Force reached a consensus and endorsed
Alternative Plan 2 based on the following (see Exhibit B):
Alternative 1 did not "go far enough" in creating a downtown that
committee members believed was necessary for Aspen's core to remain vital
and vibrant in the future.
Alternative 3 had many attractive facets associated with it, especially the
pedestrian-friendly "mall-type" spaces that created special areas of attraction
and refuge, which have become synonymous with Aspen, However, the
addition of more malls, loss of on-street parking and the potential for attracting
more tourist-oriented uses made this seem too drastic a recommendation for the
Task Force.
Alternative 2 addressed all of the Council and Task Force goals and
objectives in a comprehensive manner. It built upon the successes of the
existing pedestrian malls while retaining and reinforcing the traditional
town form. The plan was flexible in that it could be phased to accommodate
light rail, the Galena Street Trolley, and if desired, future pedestrian mall
expansions.
Approvals: At a regularly scheduled public meeting on 21 October 1997, the Aspen
Planning and Zoning Commission endorsed Conceptual Plan 2 as the "Preferred
Alternative" via Resolution 97-31 (see Exhibit C).
Aspen City Council endorsed DEPP Conceptual Plan 2 as the "Preferred Alternative" via
Resolution 97-88 at a specially scheduled public meeting on 15 December 1997 (see
Exhibit D).
3
PHASE 3-DESIGN DEVELOPMENT: The character and details of the "Preferred
Alternative" were further refmed into a series of proto-types, details ,and policy
recommendations (see Section 2). The purpose of the Phase 3 Design Development
guidelines was to:
I, Establish General Direction for the Overall Design Character
2. Create a Hierarchy of Streets
3. ACknowledge the Concept of Sidewalk "Zoning"
4. Develop a General Palette for Street Furnishings
5. Identify a Phase 4-Demonstration Project
Approvals: At a regularly scheduled public meeting on 22 June 1998, City Council
adopted DEPP Phase 3-Design Development via Resolution 98-50 (see Exhibit E).
DEPP BUDGET-PHASES 1 through 3: City Council established an initial budget of
$60,000 ($45,000 in the 1996 Asset Management Plan (AMP) and $15,000 in the 1997
AMP) for Master Planning purposes (see Appendix v). Since the consultant bid
proposals exceeded the proposed funding, Council authorized an additional appropriation
of $46,000 for a total DEPP budget of$106,000 (see Appendix vi).
The City began contract negotiations with Design Workshop. On 6 January 1997, DWl
submitted a revised proposal which contained a professional services fee (including sub-
consultants) of$95,490 and an expense estimate of$9,549 (10% of the professional fee).
The DWl contract for DEPP.Phases 1 through 3 totaled $105,039 (see Appendix vii).
During the course of the study, the project Scope expanded and Council approved funding
for additional professiOnal services ($14,765) and additional expenses ($5,635) for a total
of $20,400 (see Appendix viii and ix). This brought the total budgeted amount for DEPP
up to $125,439.
Certain additional professional fees and expenses have been incurred during this project
by both the Community Development Department and DWl (see Exhibit A). The City
costs have included professional fees ($3,000) for Fred Kent ofPPS (guest lecturer) and
Tom Baker of Community Matters (Task Force faCilitation) and project expenses
($4,196) for the Galena/Cooper demonstration project, publiC open houses, advertising,
reprographiCs/Printing, and foodlbeverage. The Community Development Department
project costs equal $7,196. Staffis also requesting funds ($2,500) for printing public
copies of the DEPP Summary Report. Com Dev's project costs would then total $9,696.
During Phase 3-Design Development, Design Workshop has provided additional
professional services ($7,500) for plan documentation (see Appendix x) and incurred
additional actual expenses ($190). DWl's additional fees and expenses equal $7,690.
4
The additional City, DWl, and printing costs that need to be allocated total $17,386 The
final DEPP project budget including both, the City and DWl costs, totals $142,825,
NEXT STEPS:
Step I) To cover the additional fees and expenses not covered within the DEPP budget,
staff will process a Supplemental Budget Request to City Council for funds in the amount
of $14,886, plus an additional $2,500 to cover printing of the Phase 1 through 3 reports,
The total amount of the Supplemental Budget Request is $17,386.
Step 2) To initiate Phase 4, a detailed survey of the three-block area will be completed in
Fall 1998, Sopris Engineering, LLC of Carbondale has submitted a fixed fee bid of
$9,500,00 and a seven week timefrarne to complete the work (see Appendix xi). The
City Engineering Department has indicated that they have adequate funds from the
1998 budget to pay for this expense,
Step 3) Staffwill schedule a meeting with City Departments (Com Dev, Engineering,
Streets, Parks, Water, Sewer, Transportation, Parking, Wheeler Opera House, and
Finance) and utility companies to review the DEPP Demonstration Project in terms of its
relationship to the various improvement plans, budgets and schedules (see Appendix xii).
Step 4) Upon completion of the survey and the City/utilities meeting, a detailed scope of
work, consulting fee estimates including project management, construction budget, and
project schedule will be prepared and presented to Council for funding and authorization
to proceed,
At the AMP worksession on 16 November 1998, City Council expressed its desire to
consider extending the Demonstration Project across Main Street. These improvements
will be included with future cost estimates and schedules for Council's consideration. In
addition, Council requested that the project begin in the Spring of 1999 if at all possible.
However, if staff determines that this timefrarne is not achievable, Council is to be
informed about the revised schedule.
RECOMMENDATION: Staff recommends that City Council accept this DEPP "Close-
out" Report for Phases 1 through 3; and direct staff to proceed with the "Next Steps" as
indicated above and to complete the Phase 4-Demonstration Project.
CITY MANAGER COMMENTS:
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. Bob Blaich DEPP TASK FORCE Jon Busch
Planning & Zoning January 1998 Pedestrian/Bikeway Com.
. 319 N. 4th Street 548 Race Street
Aspen, CO 81611 Lily Garfield Aspen, CO 81611
920-9276 Fax: 920-3433 Citizen-at-large 925-6431
. Cos Bar of Aspen
Newton Bartley 309 S. Galena St. Rep. Openings
Aspen Skiing Co, Aspen, CO 81611
. P.O. Box 1248 925-6249 Fax 925-6948 Citizens-at-large (3)
Aspen, CO 81612 Architects (1)
920-0756 Fax: 925-3785 Ron Erickson Asset Mgmt. (1)
. Citizen-at -large RetailersAssoc. (1)
Don Fleisher Aspen Resort Accom.
Downtown landlords 100 S. Spring Street Citizens
. The Fleisher Co. Aspen, CO 81611 .',
200 East Main Street 925-4772 Fax 925-9014 Kerry Brennan, Skico
Aspen, CO 81611 920-0965 Fax 925-2105
. 925-2122 Fax: 920-1628 Tom Isaac
Access Unlimited Bob Langley
Ernie Fyrwald Pitkin County Assessor 920-7827 Fax 920-7957
. Citizen-at-large 506 E. Main St.
1265 Mtn. View Dr. 920-5163 Fax 920-5174 Erik Sween
Aspen, CO 81611 920-1266(h) 544-6667(w)
I 925-6334, Ext. 6 Warren K1ug
Fax; 925-2755 Lodging Association DEPP - CITY STAFF:
Aspen Square Hotel
I Jean 0' Alessio 6 I 7 E. Cooper Ave. Randy Ready, Admin
Feet First Aspen, CO 81611 920-5803 Fax 920-5119
814 W. Bleeker C-4 925-1000 Fax 925-1017
I Aspen, CO 81611 Stan Clauson, Com Dev
920-4161 Fax 920-2342 Steve Degouveia 920-5099 Fax 920-5439
ACRA
, Don Swales F ootlooselF ancy Things Jack Reid, Streets
CCLC 210 S. Mill St. 920-5133 Fax 920-5015
P.O, Box 1884 Aspen, CO 81611
I Aspen, CO 81612 925-9155 Fax 925-1748 Lysa Usher, Trans.
925-2060 920-5038 Fax 920-7473
Bill Dinsmoor
John Starr Restaurant Association Tim Ware, Parking
I Citizen-at-large Main Street Bakery 920-7474 Fax 920-7473
P,O. Box 11980 201 E. Main St.
Aspen, CO 81612 Aspen, CO 8161 I Jeff Woods, Parks
I 925-6651 Fax 925-4732 925-6446 Fax 920-3197 920-5120 Fax 920-5128
Judy Hill Sven Alstrom Nick Adeh, Engineering.
I Design Community Historic Preservation Rep 920-7476
31300 Hwy. 82, #148 P.O. Box 551
Aspen, CO 8161 I Aspen, CO 81612 Loren Ryerson, Police
I 923-3782 925-1745 Fax 925-4576 920-5245 Fax 920-5409
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THE AsPEN DoWNTOWN ENHANCEMENT AND
PEDESTRIAN PLAN
PHASE THREE SuMMARY
Prepared for:
The City 01 Aspen Community Development Department
The Aspen Downlown Enhancement and Pedestrian PIon Task Force
Sepl8mber 1998
Prepared By:
Design Workshop, Inc.
TABLE OF CONltNTs
Section 1 Page
Introduction 1-1
Section 2
Preferred Conceptual Plan 2-1
Section 3
Parlcing 3-1
Section 4
Special Events 4-1
Section 5
Prototype Street Design 5-1
Section 6
Main Street Crossing 6-1
Section 7
Primary Street 7-1
Section 8
Secondary Street 8-1
Section 9
Pedestrian Malls/Transit Cenler 9-1
Section 10
Details 10-1
Section 11
Next Sleps 11-1
Acknowledgements
This plan was prepared under the direction of the City of Aspen Community Development
Department and the Aspen Downtown Enhancement and Pedestrian Plan Task Force, The
consultant team wishes to aclawwledge the valuable contributions of all participants _
including the Mayor and City Council, Planning and Zoning Commission, and Historic
Preservation Commission - and the Aspen School District teachers and students who created
works depicting Aspen which are featured throughout this document,
Client: City of Aspen Community Development Department
Downtown Enhancement and Pedestrian Plan Task Force
Planning and Design: Design Workshop, Inc.
120 East Main Street
Aspen, Colorado 81611 970,925,8354
Transportation: Charlier ASSOciates, Inc.
1881 Ninth Street, Suite 321
Boulder. Colorado 80302 303,449,1903
Economics: BBC Research and Consulting
3773 Cherry Creek North Drive, Suite 701
Denver, Colorado 80209 303.321,2547
Aspen Downtawn Enhancement and Pedestrian Plan
Phase Three Summary
IJST OF FIGURES
Figure
Page
1-1
2-1
2-2
2-2
2-4
3-1
3-2
3-3
4-1
4-1
4-3
5-2
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6-1
6-2
6-3
7-1
7-2
7-3
7-3
8-1
8-1
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8-2
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9-3
9-3
9-4
9-4
10-1
10-2
10-3
10-4
10-5
10-6
10-7
11-1
11-2
1.1: Cooper Avenue during late 1800s
2.1: Existing slreet axonometric
2.2: Primory slreet axonometic
2.3: 5econcIary slreet axonometric
2.4: Preferred conceptual pion
3.1: Parleing summary
3.2: Existing parleing pion
3.3: Proposecl parlcing plan
4.1: Down/own special event on mall
4.2: Key special events
4.3: Existing special events
5.1: ProIoype conlext plan
6. I: Main Slreet conlext leer
6.2: Peclestrians at comer of Main and Mill Slreets
6.3: Main Slreet plan
6.4: Newspaper box
7.1: Primary street conlext leey
7.2: Primary street plan
7.3: Primary street perspective
7.4: Existing Cooper Avenue
8.1: 5econclary street conlext leer
8.2: 5econclary street perspective
8.3: Existing Hoplcins Avenue
8.4: 5econclary street plan
9. I: Peclestrian Mall/Transit Cenler conlext leer
9.2: Conflicts on Durant Avenue ,
9.3: Peclestrian Mall/Transit Cenler pion
9.4: Wagner Parle gateway perspective
9.5: Existing Wagner Parle/mall inlerface
9.6: Transit Cenler prololype
9.7: Existing Transit Cenler
10. I: prec/eces50r 10 leaning rail
10.2: Children's Iounloin
10.3: Siclewalle Section
10.4: Deloil Matrix
10.5: Leaning Rail cleloil sheet
10.6: Benches and Chairs deloil sheet
10.7: Trees deloil sheet
II. I: Public open house
11.2: Demonstration area plan
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
ii
Conlext
The Aspen Downtown Enhancement
and Pedestrian Plan (ADEPP) was
initiated in Summer 1996 to deter-
mine possible solutions to improv-
ing the pedestrian qualities and
retail environment of the commer-
cial core. The core consists of 24
blocks defined by Main and Original
Streets (State Highway 82), the city's
major transportation corridor;
Durant Avenue, paralleling Aspen
Mountain; and Aspen Street, paral-
leling Paepcke Park. A citizen's task
force was created with key mer-
chants, property owners, design pro-
fessionals, city department heads,
volunteer board members, and con-
cerned citizens.
The task force developed a set of
goals for the plan, The goals were
to:
eImprove the downtown core as a place
which inspires and accommodates a wide
variety of activities and events year round.
. Provide the physical environment for estab-
lishments and activity centers that can serve
as community gathering places'the heart
and soul of the community.
-Take greater advantage of opportunities to
use alleys and pocket park spaces for pedes-
trian circulation, social interaction and com-
mercial activity.
. Preserve and enhance the downtown core
as a physically attractive place,
-Make the downtown core more pedestrian
friendly and minimize the sense that auto-
mobiles dominate the downtown area.
-Strengthen the downtown COTe as the com-
mercial heart of the community.
. Provide and preserve opportunities for
multiple modes of transportation.
SECTION 1
INTRODUCTION
. Work with other appropriate citizen com-
mittees and volunteer !JO<lrds to take maxi-
mum advantage of the knowledge and expe-
rience of these groups and avoid duplication
of purpose and work product,
figure /,/: Cooper Avenue during /he l1te /800"
Purpose
The purpose of the effort is to put in
place a plan and process for imple-
menting physical improvements and
policy revisions for the downtown
commercial core of Aspen.
Key Elemenls
The Aspen Downtown Enhancement
and Pedestrian Plan is a four-phase
effort. The scope of the first phase -
Inventory and Analysis - included
summer and winter downtown user
surveys yielding 1500 responses; a
transportation element encompass-
ing auto, service vehicle, transit,
bicycle, and pedestrian circulation;
an economic element taking the
pulse of downtown commercial uses
and comparing the results to other
resort communities; a land use ele-
ment assessing existing uses and
future development potential; and a
physical element identifying civic
features and strong elements of
place. A document summarizing the
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
1-1
phase one effort entitled "Inventory
and Analysis/Working Paper" was
produced in May 1997 with an
addendum in September 1997.
During the second phase -
Conceptual Design - alternatives
responding to the opportunities and
constraints identified in the first
phase were put down on paper, The
alternatives presented distinctly dif-
ferent physical, programmatic, and
policy recommendations.
Operational and maintenance reali-
ties were incorporated into each
alternative, A conceptual alternative
was selected, supported by objec-
tives and a series of actions to be fol-
lowed in the third phase of the pro-
ject.
The third phase - Design
Development - is the subject of this
document. The character and detail
of the selected conceptual alterna-
tive are further developed into a
series of prototypes, details, and
policy recommendations.
Prototypes for Main Street intersec-
tions, primary streets, secondary
streets, the pedestrian malls, and the
transit center were designed.
Details for paving, trees and other
plantings, tree grates and guards,
leaning rail system, benches and
chairs, and fountains and water fea-
tures were prepared. Policies and
plans addressing parking and spe-
cial events were also developed.
Phase Four - Demonstration Project
- is expected to begin Fall 1998, It
will include final design and imple-
mentation of a three-block section of
the plan and identification of fund-
ing sources to complete the project
in phases. In addition, changes to
existing policies will be drafted and
taken forward to the Mayor and
Council for adoption.
SECTION 1
INTRODUCTION
Aspen High 5dJoo/ sltJdent Rubin Oiaz,..., of Aspens cho1,
OC1lll
Aspen Downklwn Enhancement and Pedestrian Plan
Phase Th_ Summary
1-2
Concept
A preferred conceptual plan for the
downtown core was selected by the
task force. In 1997, the plan was
adopted by the Planning and
Zoning and Historic Preservation
Commissions, and City Council at
the end of the project's second
phase, The plan presents the best
balance between the needs of all
users while making significant
improvements for pedestrians. The
plan's actions make great strides in
improving the conditions of down-
town,
The plan does not recommend addi-
tional pedestrian malls. This would
have severe impacts on auto and
service vehicle traffic, on-street
parking supply, and mix of commer-
cial uses. The plan instead empha-
sizes Aspen's unique grid of com-
mercial streets and maintains the
activities of a traditional town.
Pedestrian improvements are made
by completing the sidewalk network
where gaps exist, particularly in the
eastern side of the core, and widen-
ing sidewalks along the primary
streets which see the majority of foot
traffic. Streets identified as sec-
ondary-{)nes with lesser volumes
of foot traffic-are not recommend-
ed for sidewalk widening. Creation
of a street hierarchy is recommend-
ed to reinforce how the various
streets function and to distinguish
the commercial core area from the
rest of Aspen.
Improvements to the pedestrian
malls are recommended along its
edges: Wagner Park, the area where
Mill and Galena Streets curve, and
the transit center at Rubey Park.
These are areas of high activity-
street performances, children's activ-
ities, heavy foot traffic-which have
not been designed to accommodate
this wide range of uses. Judicious
pruning of the malls' plantings,
which have reached full maturity, is
SECTION 2 PREFERRED CONCEPTUAL PiAN
recommended to make storefronts
more visible, and to allow more sun-
light into the walkways and seating
areas.
Making improvements to the prima-
ry streets is enabled by reconfigur-
ing on-street parking from diagonal
and parallel to parallel parking on
both sides of the street. Reducing
the existing generous width of travel
lanes to 12 feet also contributes to
creating 10 feet of additional side- ,
walk.
Actions
Physicalimprovementactionite~
were identified. They provided
guidance to the consultant team as
the conceptual design was further
developed in phase three.
-Repair, replace, and create sidewalk net-
work throughout the downtown core,
-Thin the dense vegetation on pedestrian
malls to increase storefront visibility,
"Provide curb flares along M1lin Street to
improve pedestrian crossings.
-Create visual link between Cooper Avenue
M1l11 and Wagner Park,
"Enhance Mill and Galena Streets south of
existing pedestrian malls,
-Create curb flares at Durant Avenue and
Galena Street, and Durant Avenue and
Spring Street.
. Define core streets through physical
improvements.
-Replace commercial, paid parking spaces
lost to downtown improvements on a one-to-
one basis.
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
IiglHe2,1: ExislingstreetsiHJws/heOOl1llwSfJlJCededirotetl
/0 pedesJrions relotive /0 /he spoce rIediaJIed/oavtos,
2.1
SECTION 2 PREFERRED CONCEPlUAl PiAN
Typical use of
Right of Way
Typical use of
Right of Way
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
IigU18 2,2: Primmy street shows the change from angled
poOOng '" {llNUilel allowing wider sidewalks,
figU18 2,3: Secondary _t shows sidewolk im_ts
whirh ran be made withtwt reJiudng the _t wiIth,
2.2
-Explore the conversion of land at Rubey
Park to commuter or locally oriented retail.
-Make Rubey Park a mnjor transit hub -
integrating future light rail, future Galena
Street Trolley, future RFTA bus service and
future commuter or locally oriented retail.
-Enhance pedestrian alleyway at north edge
of Wagner Park,
-Enhance pedestrian crossings at mall ends.
SECTION 2 PREFERRED CONCEPTUAL PIAN
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
2-3
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Purpose
As with any commercial area, the
availability of sufficient parking is
considered important to the eco-
nomic success of downtown. One of
the directives of the ADEPP task
force is that there be no net loss of
paid commercial on-street parking
spaces, The existing supply of
spaces is considered adequate for
current and future parking needs,
The task force does not want to add
to the supply because it would
encourage shoppers to arrive by
auto, The city's policy sets a limit to
the number of autos entering Aspen
which contributed to not providing
additional parking,
A preliminary account of parking
spaces in the downtown was created
in phase two to ensure that it was
possible to maintain the number of
paid commercial parking spaces that
exist. The task for the project's third
phase was to determine specifically
where and how these spaces would
be located. Locating additional
spaces was limited to the downtown
core, a four by six block area, It was
determined through user surveys
conducted during phase two that
people were willing to park up to
four blocks away from their destina-
tion.
Process and Criteria
The process and criteria for identify-
ing potential parking spaces was
identified with the city's traffic and
parking department. They were
based on the municipal traffic code,
its enforcement, and parking prac-
tices witnessed by department staff,
The first step in the process was to
obtain an accurate count of parking
spaces within the downtown core.
Using the criteria from the munici-
pal traffic code, such items as pro-
hibiting parking within twenty feet
of an intersection curb or fire station
SECTION 3
PARKING
driveway, and where parking is
restricted, were identified. Special
use parking-loading areas, official
vehicle parking, and handicapped
parking areas-further narrowed
down the number of spaces. The
number of existing on-street com-
mercial, paid parking spaces was
615 within the downtown, This fig-
ure does not include private
garages, off-street parking lots or
alley spaces,
The next step was to assess the
number of spaces lost by reconfigur-
ing angled parking to parallel park-
ing on one side of the primary
streets. The number of spaces lost
was 55, Converting parallel parking
to angled on certain secondary
streets, also part of the proposed
plan, gained 12 spaces. This result-
ed in a total loss of 43 commercial
spaces,
The third step in this process was to
identify special use parking areas
which were underused, The city's
traffic and parking department iden-
tified several areas where parking
for commercial use could be gained,
In most cases they were residential
permit parking spaces which were
infrequently used, The number of
spaces gained in this step was 67,
with a total gain of 24 paid, com-
mercial spaces over what exists
today,
Finally, opportunities to gain spaces
by correcting illegal driveways or
curbcuts were identified. In addi-
tion to providing additional parking
spaces, eliminating excess curbcuts
reduces conflicts between foot and
auto traffic. An additional seven
spaces were gained with a total gain
of 31 paid, commercial spaces in the
downtown core, Special use park-
ing was reduced to 118 spaces. The
total supply of on-street parking
would be 764 spaces or 36 fewer
spaces,
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
Step 1:
Existing On-Street Parking
Commercial, Paid 615
Soedol Use 185
Totul Parking Supply 800
Step 2:
Preferred Concept Plan Modifications
Convening angled tu parallel parking 55 lost
Convenino oorallel tu onoled oorkino 12 ooined
Parking Subtutul 43 lost
Step 3:
Underused Special Use Parking
Residentiol at 80ss Pork on Hopkins 21 gained
HOVot Wagner Pork on Monorrh 10 gained
Residenffol at Mountuin Cholet on Durant 15 gained
Residenffol at Silver Circle Ice Rink 2100ined
Parking Subtutul 67 gained
Step 4:
Sidewalk Construction
Slreet access for dumpster on MOnDrch
Curbrut at Popcorn Wogan on Hyman
Curbrut reduced at Gap on Hopkins
Curbrut redU(ed at Johnny McGuires on Cooper
Redeveloornent of 8ell Mountuin Lodoe
Parking 5ubtutul
I gained
I gained
1 gained
I gained
3 ooined
7 gained
Totul Commeraol, Paid
Final Commercial Parking Spaces
figure 3.1: Parking Summary
31 gained
646tutul
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Purpose
Hosting special events within the
downtown core greatly contributes
to achieving the goals of ADEPP.
Improving the core as a place which
inspires and accommodates a wide
variety of activities and events year
round is one such goal. Events
which draw users to the downtown
during business hours also increases
sales in shops and restaurants.
Existing Events
A number of events take place with-
in the downtown today, These
include large once-a-year events,
such as the Food & Wine Classic
which takes place each June in
Wagner Park, and requires year
round planning and coordination.
Events also include small informal
performances, as when Aspen Music
Festival students play on the pedes-
trian malls throughout the summer.
~
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The Aspen Chamber and Resort
Association (ACRA) is responsible
for planning most of the large
events which occur within the
downtown. The organization has a
full-time special events coordinator
and a significant budget dedicated
to these events, The Commercial
Core and Lodging Commission,
comprised of downtown business
interests, also is active in reviewing
potential events and, with the City
Clerk's office, recommends to City
Council those events which should
be approved,
I
Recommendations
A number of recommendations for
improving the downtown's ability
to accommodate special events were
developed and are detailed below,
They range from physical improve-
ments to policy and process
changes.
I
I
I
SECTION 4 SPECIAL EVENTS
1. Improve the pedestrian malls for
smaller events.
-Prune trees selectively to provide "head-
room."
-Create performance/gathering space in
center aisle mid,bloc/c.
-Provide moveable seating for perfor-
mance/gathering space at mall ends.
-New events could include Aspen
Theatre in the Park previews and ACES figure 4.1: IJoWllIDWIl speOOl event on pedestrinnmn/I,
animal and 7Ulture talks,
2. Improve Cooper Avenue for larg-
er events.
- Widen sidewalks to provide display
space on curb side.
-New events could include monthly
antiques and collectibles fair and
Anderson Ranch Arts Center exhibits,
3. Allow other street use for larger
special events.
. Investigate additional temporary street
closure opportunities.
-New events could include In-Line
Skating Association events and races.
4. Determine future use of Wagner
Park
-Identify decisionmaking process and
stakeholders,
-Quantify limitations for current and
potential use.
. Determine needed modifications.
5, Provide needed infrastructure/
support.
. Provide permanent electrical power
sources.
. Provide additional restrooms.
. Develop emergency access and mainte-
nance plan for each event type.
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
Event Sponsor Season
Food & Wi.. Clossic ACRA* SpJing
InmrnUJl COl1(erts Musk Festivol Summer
Formers'Menket City Summet/foU
Fourth 01 July Pnrode ACRA Summer
Fourth 01 July Filewotks ACRA SumlJ/6f
Miaobrew Fest 61t Commooity" Foil
Ruggl!l!est Rugby Club FoIl
WintelSlcol ACRA Winter
Win1etsculpl Anderson Ronch Winter
BoonieJfest Aspen Ski Co, Winter
24 HOIHS 01 Aspen Aspen Ski Co, Winter
World Cup Ski Roce Aspen Ski Co, Wintor
. ACRA-Aspen Chombtr Resort Associotion
" 6/l Commtmily--Aspen Goy ond Lssbion ComnJrJIify
figure 4,2: Key spociol events,
4-1
6. Streamline approval and permit-
ting process,
oReduce number of reviews required for
each event.
o Keep review and approval process length
to 30 days
~
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SECTION 4 SPECIAl EVENTS
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
Aspen High School sJudent 5_ Broenings view of the
Fourth of July fifeWDlks.
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Prototypical designs were devel-
oped for the downtown core, The
use of prototypes, rather than a site-
specific design for the entire project
area. allowed guiding principles to
be established for the entire down-
town, Specific designs developed in
the next phase will apply and imple-
ment these principles.
Prototypical areas were selected
based on their ability to demonstrate
the broad range of design ideas gen-
erated during the project. Each also
had certain maintenance and opera-
tional concerns which need to be
addressed for the entire project area.
The prototypes selected were:
-Main Street Crossing
. Primary Street
-Secondary Street
.Mallffransit Center
Each prototype was applied to an
actual area within the downtown-
Main Street Crossing (Main and Mill
Streets intersection), Primary Street
(Cooper Avenue), Secondary Street
(Hopkins Avenue), and Mall/Transit
Center (Hyman and Cooper pedes-
trian malls and Rubey Park Transit
Center), This allowed the consultant
team to explore possible solutions
for existing conditions such as var-
ied building setbacks and the grad-
ual accumulation of street furnish-
ings (i.e, lights, signs, newsracks,
trash receptacles, etc.) within the
sidewalk areas,
SECTlON 5 PROTOTYPE STREET DESIGN
""'m~~~..m__~_'~-:~
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Aspen High Sdtoo/s Kiistin Homs view 0/ Aspen,
Aspen Downtown Enhancement and Pedestrian Plan
phase Three Summary
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Context
The Main and Mill Street intersec-
tion, the prototype for a pedestrian
crossing of Main Street, represents
the most difficult challenge, It is the
busiest intersection for all types of
traffic and is adjacent to the Hotel
Jerome, the northern anchor for the
"vector of desire." (The "vector of
desire" was identified in the earlier
phases of the project as the promi-
nent pedestrian path within the
downtown core and a key organiz-
ing element.) Other Main Street
crossings included in the preferred
alternative plan are:
-Aspen Street
-Monarch Street
-Calena Street
-Hunter Street.
Issues
Several issues were identified which
are addressed in the prototypical
design. These issues include:
Little room for pedestrians to wait for signal
to change.
Small sidewalk area combined with
large-diameter pole bases and long
signal cycles, leaves little room for
pedestrians to wait.
lnsufficent time for pedestrians to cross
Main Street.
Typically, a family with small chil-
dren or an elderly person takes 26
seconds to cross Main Street. The
current signal cycle allows only 21
seconds to cross.
Amenities, such as newspaper boxes and
utility poles, can create "visual clutter."
The Main and Mill Street intersec-
tion suffers from an overload of cer-
tain amenlties, due in part to its
high volume of foot traffic. As
many as ten newspaper boxes are
located on the southeast comer.
SECTION 6 MAIN STREET CROSSING
Auto traffic at busiest intersection should
not be impeded,
Main Street is a Colorado state high-
way and carries high volumes of
traffic through town. It is important
that design solutions do not limit
Main Street's ability to function in
this capacity.
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M....SIrwC
Main Street seroes as barrier to downtown
core.
The character of Aspen north of
Main Street is unlike that of the
downtown, This change in charac-
ter, along with the high volumes of
traffic, makes Main Street a dividing
line.
.,~.
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figure 6,/: Context for Main Street Crossing prototype,
Design Solution
Widen sidewalk into Main Street.
To provide additional room for
pedestrians and for street amenities
and utilities, the sidewalk is
widened into Main Street an addi-
tional eight feet as a "curb flare."
figure 6,2: Pedesltions at comer of Main and Mill Streets,
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
6.1
Context
The Main and Mill Street intersec-
tion, the prototype for a pedestrian
crossing of Main Street, represents
the most difficult challenge, It is the
busiest intersection for all types of
traffic and is adjacent to the Hotel
Jerome, the northern anchor for the
"vector of desire." (The "vector of
desire" was identified in the earlier
phases of the project as the promi-
nent pedestrian path within the
downtown core and a key organiz-
ing element.) Other Main Street
crossings included in the preferred
alternative plan are:
-Aspen Street
-Monarch Street
-Calena Street
-Hunter Street.
Issues
Several issues were identified which
are addressed in the prototypical
design. These issues include:
Little room for pedestrians to wait for signal
to change.
Small sidewalk area combined with
large-diameter pole bases and long
signal cycles, leaves little room for
pedestrians to wait.
lnsufficent time for pedestrians to cross
Main Street.
Typically, a family with small chil-
dren or an elderly person takes 26
seconds to cross Main Street. The
current signal cycle allows only 21
seconds to cross.
Amenities, such as newspaper boxes and
utility poles, can create "visual clutter."
The Main and Mill Street intersec-
tion suffers from an overload of cer-
tain amenities, due in part to its
high volume of foot traffic. As
many as ten newspaper boxes are
located on the southeast comer.
SECTION 6 MAIN STREET CROSSING
Auto traffic at busiest intersection should
not be impeded,
Main Street is a Colorado state high-
way and carries high volumes of
traffic through town. It is important
that design solutions do not limit
Main Street's ability to function in
this capacity.
;
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M....SIntt
Main Street serves as barrier to downtown
core.
M "'''
The character of Aspen north of
Main Street is unlike that of the
downtown, This change in charac-
ter, along with the high volumes of
traffic, makes Main Street a dividing
line.
figure 6,/: Context for Main Slre6t Crossing prototype,
Design Solution
Widen sidewalk into Main Street.
To provide additional room for
pedestrians and for street amenities
and utilities, the sidewalk is
widened into Main Street an addi-
tional eight feet as a "curb flare."
figure 6,2: Pedestrions at corner of Main and MiD Streets,
Aspen Downlown Enhancement and Pedestrian Plan
Phase Three Summary
6.1
By extending the sidewalk into Main
Street the crossing is also reduced 16
feet, cutting the time to cross by 2S
percent. Traffic is not impeded
because the curb flare does not
extend into through-travel lanes,
left-turn lane configurations remain
unchanged, and it is not necessary
to adjust the signal cycle.
Eliminate visual clutter.
Newspaper boxes are proposed to
be contained within a unique lean-
ing rail system in a stacked, two-
level configuration. This will reduce
the area required for the boxes by
half. Also, by widening the side-
walks, there is room to locate street
lights and traffic signal poles away
from the curb allowing clear views
across the street.
Connect Main Street with the downtown
core.
The proposed Main Street Crossing
design uses a palette of materials
which is similar to the palette used
for the other prototypes. Similar
materials will identify the crossings
along Main Street as "gateways" to
the downtown core,
SECTION 6 MAIN STREET CROSSING
figu" 6.4: NewsfJOfJ<f box conwned within 18lJlling roil system,
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
6-3
I
I
I
I
I
,
,
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Conlext
Primary streets carry the highest
volumes of foot traffic and are lined
with predominately commercial
store fronts. They make up the
"vector of desire" between the Hotel
Jerome and the gondola, and have
the highest demand for pedestrian
amenities. These streets were cho-
sen for the most dramatic change
both to improve their ability to func-
tion and to visually signal their
importance within the downtown.
As a result, the primary street proto-
type of Cooper Avenue between
Galena and Hunter Streets incorpo-
rates the full range of design ideas.
Other streets identified as primary
are:
-Mill Street (between Main Street and
Hyman Avenue)
. Hyman Avenue (between Monarch and
Hunter Streets)
-Hunter Street (between Durant and Cooper
Avenues)
-Durant Avenue (between Galena and
Hunter Streets), but with no change in
existing parking
(These streets are also illustrated as
"Type C" streets on figure 2.4: the
Preferred Conceptual Plan.)
Issues
Sidewalks too narrow to accommodate needs
of users,
The current sidewalks are typically
five- to seven-feet wide, This is too
narrow a dimension for the volumes
of pedestrians who use these streets.
It does not allow two groups of peo-
ple to pass each other while travel-
ling in opposite directions. In addi-
tion, there are few sidewalk ameni-
ties, such as benches and bike racks,
because of the narrow sidewalk
width,
Great variety and quality of sidewalk treat-
ments does not present a coherent image of
the downtown,
SECTION 7 PRIMARY STREET
While the variety of sidewalk treat-
ments is a part of the downtown
core's Umessy vitality/' the lack of a
central design element to tie the area
together is detrimental. The varying
quality of materials and mainte-
nance has created safety problems
for pedestrians.
Improve street department operations fur
snow renwval and street cleaning,
The turning radii of the curves at
the mall ends are too small for city , /igum 7.1: C_ lot Prinwty Srreet protolype,
streets department equipment.
Snow removal and street cleaning
efforts require several passes
Aspen Elementary School~ Janres True', view of HymtJIl
AvelWC Jomimorl<s-the Wheeief Opero House and the
Popcorn Wogon,
through the same area, Snow stor-
age in the center of the streets needs
to be maintained.
Street trees and furniture are routinely dam-
aged,
Car doors, street maintenance equip-
ment, bicycles, and pedestrians all
wreak havoc on the downtown's
trees, plantings, and street furniture,
This is mostly due to competing
needs of users on the narrow side-
walks.
Aspen Downtown Enhancement and Pedestrian plan
Phase Three Summary
7.1
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SECTION 7 PRIMARY STREET
fi!}ilfe 7.3: View of Coop" Avenue oher proposed impfOvemen~,
Design Solution
Widen sidewalks by redistributing the area
of the street dedicated to autos.
By changing angled parking to par-
allel. and reducing travel lane
widths to a standard of 12 feet, side-
walks on both sides of the street can
be up to 15 feet in width. This
allows the creation of "zoneslf with-
in the sidewalk to accommodate a
variety of users. A browsing zone
adjacent to the stores allows win-
dow shopping and "spill-out" space
for restaurants, Pedestrians moving
more quickly can use a through
zone in the center of the sidewalk.
A six-foot amenity zone along the
curb provides space for street trees,
benches, parking meters, and other
street furniture,
Create design framework for improvements,
The proposed design uses a 3D-foot
grid based on the historic platting of
Aspen, Each lot was 3D feet wide,
with some properties occupying two
or three lots, The grid organizes the
location of all street elements-trees,
benches, paving, light fixtures-and
creates a common module for the
entire downtown, The 3D-foot grid
is fundamental to reinforcing a
pedestrian scale and relating the
streetscape elements to the rhythm
of the door and window openings.
The grid is marked in the pavement
with historic stones that identify the
first land use and owner of the adja-
cent lot. This marker interprets the
landscape of memory, and provides
an additional layer within the
design.
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
7-3
SECTION 7 PRIMARY STREET
Redesign curoes at mall ends,
Increasing the radii of the curves at
the ends of the mall to 25 feet allows
street department equipment to effi-
ciently remove snow and sweep
streets. Reducing the lravellanes to
12 feet to widen sidewalks still
accommodates snow storage needs.
With the addition of the leaning rail
system, described in a later section,
pedestrians are directed to the cross-
walk and jaywalking is discouraged. Aspen eIementaty school sItJdent~ Wow of Puepd:e Patf.,
Create buffer zone at curb,
Widening sidewalks allows room to
locate trees and street furniture three
feet from the curb, This provides a
buffer to protect them from car
doors and maintenance equipment.
Selecting trees with branches above
the 15-foot clearance needed for
vehicles also serves as protection,
Tree grates and guards are also used
to protect bark and root systems
from bicycles and people accessing
the parking stations.
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
7-4
Conlext
The secondary streets are important
streets within the downtown core
but do not see the heaviest volumes
of foot traffic. A mix of commercial
and residential uses front these
streets.
The prototype for the secondary
street is Hopkins Avenue between
Hunter and Spring Streets. Other
secondary streets within the down-
town are:
-Hopkins Avenue (between Monarch Street
and Spring Street)
. Hyman Avenue (between Aspen and
Monarch Streets and Hunter and Spring
Streets)
-Cooper Avenue (between Aspen and
Monarch Streets and Hunter and Original
Streets)
-Durant Avenue (between Aspen and
Galena Streets and Hunter and Original
Streets)
-Monarch Street (between Durant Avenue
and Main Street)
-Hunter Street (between Cooper Avenue
and Main Street)
-Spring Street (between Durant and
Hopkins Avenues)
-Original Street (between Durant and
Cooper Avenues)
(These streets, are illustrated on fig-
ure 2.4: the Preferred Conceptual
Plan, as "Type B" streets)
Issues
Great variety and quality of sidewalk treat-
ments does not present a coherent image of
the downtown.
While the variety of sidewalk treat-
ments is a part of the downtown
core's "messy vitality/' the lack of a
central design element that ties the
area together is detrimental. The
varying quality of materials and
maintenance has created safety
problems for pedestrians.
SECTION 8 SECONDARY STREET
Uses and building forms along the sec-
ondary streets are more transitional than on
the primary streets,
"Gaps" in the street facade which
will likely be redeveloped in the
near future, such as the historic min-
ers' cabins on Hopkins Avenue, pose
unique problems when implement-
ing streetscape improvements.
Installing improvements which will
be demollimedduringneM-renn
future construction needs to be
avoided.
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Iigum 8,/: Context lot 5eaJntkJy Street fJfO"'type,
Design Solution
Promote a purposeful non-Jormalimtion of
the streetscope,
The secondary street prototype
embraces the "messy vitality" of the
downtown. Since the sidewalks on
figare 8,2: Wew of Hopkins Aveooe after propoS8li improvements,
figlHO 8,3: Exilling Hopkins AvenUll,
Aspen Downlown Enhancement and Pedestrian Plan
Phase Three Summary
8.1
HUNTER ST.
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secondary streets are not proposed
to be widened, there is an opportu-
nity to preserve many of the street's
existing features. Significant healthy
trees are left in place with new trees
added to complete the 3O-foot grid
module. Excellent sidewalk treat-
ments are incorporated into the
deSign,
Build flexibility into the design,
The need to accommodate future
redevelopment requires that the
design be flexible. The 3O-foot grid
allows for this flexibility in the use
of modular paving materials, which
can be easily reused; the irregular
rhythm of tree spacing, which
enables the removal and installation
of a variety of tree types and sizes;
and the locations of street furniture.
SECTION 8 SECONDARY STREET
The diveIliIy of Aspen, os iIIus!rr1Isd by Aspen High SdrIoI's
Jimmy P., i5 em/wced in /he SBCDIIioty street desi{pJ,
~pen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
8-3
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Context
The pedestrian malls are one of the
most popular areas within the
downtown, according to those sur-
veyed in an earlier phase of the pro-
ject. The malls and Rubey Park
Transit Center, and their interface
with Wagner Park, are the focus of
this prototype design.
While it is recommended in the pre-
ferred conceptual plan that no addi-
tional streets be converted into
pedestrian malls, there is a need to
visually extend the malls on Mill
and Galena Streets to Durant
Avenue.
'ssues
Pedestrian malls are being" over loved. ..
The malls suffer from heavy use.
The ditches are popular play areas
for children and as a result the grass
borders are reduced to bare patches.
Restrooms no longer address needs of down-
town users and seroe as a barrier to Wagner
Park,
The restrooms located adjacent to
Wagner Park are some of the few
which are open to the public, They
are in high demand and do not
function well. In addition, their
location at the edge of Hyman
Avenue mall acts as a visual and
physical barrier to Wagner Park.
Trees within the mall have reached maturity,
The trees in the mall are overgrown,
obscuring storefront windows and
blocking sunlight from reaching
understory plantings.
Mi11 and Galena Streets near transit center
are a "no man's land."
The intended uses of these blocks
are ill defined and as a result many
conflicts occur, Their primary pur-
pose-to provide bus access to the
transit center-is impeded by hotel
SECTION 9 PEDESTRIAN MAus/TRANSIT CENTER
vans using the area for temporary
parking, handicapped access to mall
businesses, and short-term parking
for the McDonalds restaurant.
The potential for other transit types
using the center, such as light rail or
the Galena Street Trolley, make
designing the transit center difficult
at this time. The "Entrance-to-
Aspen Main Street Design Report"
provides concepts for the integration
of light rail into Rubey Park.
Connections between the center and
the rest of downtown, and the inter-
connections between the various
transit modes, will be critical com-
ponents of the design.
., Prototype! S ' t Plan
(;;}um 9./: C_ for the Psdestrion MdljTronsit c.m.r par
1o/ypIJ,
figvre 9,2: Ctmlficts 011 OlJront Avenue,
Conflicts occur between pedestrians, bicy-
clists and vehicles on Durant Avenue.
The greatest variety of travel modes
is found in the area near the transit
center. Buses, taxis, service vehicles,
people on foot and bikes all come
together within this two-block area.
Lack of gathering spaces, especially in win-
ter.
Gathering spaces on the malls are
limited to the mall ends. These rela-
tively small areas often do not
Aspen Downlown Enhancement and Pedestrian Plan
Phase Three Summary
9-1
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accommodate the number of specta-
tors, causing many to stand in the
streets. There is also limited or no
seating available.
Design Solution
Design areas with children's play in mind,
The ditches are natural draws for
children and are recommended to be
designed as such. Creating pools
framed with durable paving at inter-
vals along the ditch allow children
to reach in and get wet. Planting
brightly colored flower borders adja-
cent to the ditch with low IS-inch
fences will mark other areas of the
ditch for viewing only,
Take opportunity to relocate and redesign
restroorns.
Locating the restrooms north of their
current location will open views
between the pedestrian mall and
Wagner Park. The addition of a pos-
sible "gateway" will frame views
and provide a prominent civic
entrance, The gateway can have
multiple purposes as a performance
stage, outdoor movie screen, and
viewing stand for Wagner Park
activities,
Judiciously prune mall trees.
The malls can be greatly improved
with the selective pruning of mall
trees, Sunlight and shadows will be
better balanced, This will also per-
mit understory plantings, such as
brightly colored annuals, to grow
and will encourage greater winter
use by pedestrians, Store fronts will
be more visible from across the mall.
Make Mill and Galena Streets extensions of
mall, but with transit use.
The blocks of Mill and Galena
Streets north of Durant Avenue, are
physically and visually connected to
the malls by using the pedestrian
malls' palette of materials.
SEcnON 9 PEDESIRJAN MAlls/TRANSIT CENTER
figure 9.4: Vtew ri propoS<<! Wognet Pork Gotowoy from Hyman A..... Moll,
figure 9.5: View of eJdsting rest room from Hymoo Avenue
Mall,
Operations of the transit center are
improved by reducing conflicts
between users, New sidewalks
lined with street trees leading from
the malls to Durant Avenue will cre-
ate a dedicated pedestrian zone with
improved passenger loading areas.
Hotel van and handicapped parking
will be moved to Durant Avenue,
allowing buses to easily circulate
through the transit center,
These improvements are designed to
be flexible to allow for future transit
center use and redevelopment. The
pavers and other streetscape ele-
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
9-3
ments are modular and can be easily
relocated to respond to future opera-
tional needs.
Create curb flares on Durant Avenue at the
transit center.
Curb flares, similar to those pro-
posed for key Main Street crossings,
are proposed for three corners of the
Durant Avenue crossing near the
transit center, Extending the side-
walk into the parking lanes, reduc-
ing the distance to be crossed, and
making pedestrians more visible to
drivers will allow pedestrians to
cross the streets more quickly and
safely.
SECTION 9 PEDESTRIAN MAus/TRANSIT CENTER
Create seating and gathering areas, figure 9,6: I'UlW of propossJ IrOIisil center improvements from Hymon Avenue Moll,
Several opportunities for creating
gathering and seating areas are
incorporated into the design. In
addition to the existing benches
which line the malls, moveable
chairs may be provided. This would
allow impromptu seating areas to
fonn and would permit people to
rotate chairs to follow the sun,
A firepit with seating is proposed on
the mall adjacent to Wagner Park.
The firepit will encourage gathering figure 9]: ViewofexistingRubeyPtHkl1onSitcenrer.
during the winter which currently
does not occur.
Bollards which can be linked with
chains will help keep spectators at
mall end performances from spilling
into traffic on Cooper and Hyman
Avenues, The centers of the mall
may be opened to create additional
performance spaces located well
away from traffic.
Aspen Downtown Enhancement and Pedestrian plan
Phase Three Summary
9-4
Context
Street furniture, or "details," add to
the richness of the streetscape. They
give the design interest and a scale
directed towards pedestrians,
instead of autos. As part of the
overall goal of embracing Aspen's
messy vitality, the diversity of the
downtown's existing details are
retained and complemented
throughout the design. A matrix
which identifies details, the recom-
mended locations, constant or
diverse applications, and opportuni-
ties for philanthropy, is located at
the end of this section, This matrix
is intended to serve as a guide dur-
ing the implementation of the
streetscape plan,
Leaning Rail System
A number of issues identified with
the existing sidewalks and their use,
IS solved with the design of a
unique furniture element-the lean-
ing rail.
Used in historic Aspen as an infor-
malelement, the proposed leaning
raillS deSigned to serve a variety of
functions. It is used at street corners
to rest against while waiting for the
signal to change or when talking
With a passer-by, Placed just off the
corner and along the street, the lean-
ing rail becomes a bicycle rack pro-
viding a much needed alternative to
bicycles locked to trees, Combined
with two-level newspaper boxes, the
leaning rail reduces in half the side-
walk space currently used by indi-
vidual boxes,
The leaning rail also serves to dis-
courage pedestrians from crossing
outside the designated cross walk
Low-level lighting is recessed under
the top element of the rail to illumi-
nate street corners, improving safety
for pedestrians at night.
On its own, the end piece of the
SECTION 10 DETAILS
figure 10,1: A prede<essof i lite pIOposed IeaUng IIliI ~ seen in this Wow i Aspen duting the In1e 1800s,
leaning rail becomes a bollard.
Bollards are used in the malls and
transit center to limit vehicle access.
Bollards linked with chains help to
contain performance spectators from
spilling into traffic.
Benche$ and Chairs
The existing park bench used in the
malls will continue to be used. Two
new benches are to be used for pri-
mary and secondary streets. Both
proposed benches are similar in
style, evoking the Victorian era and
will help to visually connect th~
downtown streets. The primary
street bench is currently used at the
Silver Circle Ice Rink.
Durability and comfort are key char-
acteristics for benches. The
described benches, including the
park bench, are of high-quality craft-
manship and proven to last many
years. Wood seats and backs, rather
than stone or metal, make the
benches comfortable for winter use.
A variety of lightweight and stack-
able chairs may be provided for the
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
10-1
lalls, Recommended as part of a
onor system, the chairs may be <lis-
ibuted throughout the malls to be
loved as users desire. The palette
f moveable chairs can also be rec-
mmended for use in outdoor cafes.
free, Trees and Plantings
,reat improvements over the condi-
ons of today's street trees and
lantings are proposed, A limited
.lette of trees is selected focusing
1 species which are proven to
Lrive in Aspen's harsh climate. The
ees are also selected based on the
laracteristics of good street trees-
caceful branching form, ability to
'eate a canopy over the sidewalk
Id/ or street, and lowest branches
hich exceed a pedestrian's height.
le four tree types are:
:ottonless Cottonwood
'atmore Green Ash
,orway Maple
:ommon Hackberry
fith a few exceptions, all trees are
commended for use throughout
e downtown, The Cottonless
Jttonwood is recommended for
,ain Street and Durant Avenue
Ily because of its great height of
'er 75 feet. The Norway Maple is
commended for sidewalks on the
lrth side of streets only. When
cated on sidewalks which experi-
Lce sun during the winter, the
",'s sap repeatedly freezes and
aws, cracking the trunk and mak-
g the tree susceptible to disease.
ee guards and grates are recom-
ended to protect the trees, Guards
ill prevent damage to the trunks
used by car doors, bicycles, and
aintenance equipment. Grates will
event damage to root systems and
il compaction,
Ie trees will be planted in continu-
SECTION 1 0 DETAILS
ous trenches, with amended soil,
and supported by a dedicated irriga-
tion system. This will provide the
best environment for the trees to
thrive. Maintenance will become
the responsibility of the parks
department rather than individual
property owners.
Opportunities for adding color to
the streetscape are provided with a
variety of plantings, Hanging bas-
kets attached to the existing street
light fixture are proposed to provide
color at eye level. With the use of a
simple bracket system, the baskets
can be hung in the summer and
removed for the winter.
At street corners, low beds of annu-
als are proposed to mark the inter-
sections as important locations with-
in the downtown. The beds will be
bordered with low, IS-inch high
fences to protect the plantings from
foot traffic. Similar planting beds
are recommended for the malls
along some sections of the ditches.
Other Details
A variety of other unique details are
recommended for the streetscape,
Relying on the success of the chil-
dren's fountain, many of these are
one-of-a-kind items which could
serve as opportunities for local
artists. Other interactive fountains,
drinking fountains for people and
dogs, a firepit, a community mes-
sage board, and a weather station
are all examples of one-of-a-kind
details. A complete list of these
details can be found on the matrix.
'pen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
figuse 10,2: /he chikhn's founllJi1l 00 the moll emf at
/I1mtm A""ue ~ 0 great example of 0 ~ delllil,
10-2
malls. Recommended as part of a
honor system, the chairs may be dis-
tributed throughout the malls to be
moved as users desire, The palette
of moveable chairs can also be rec-
ommended for use in outdoor cafes.
Slreet Trees and Plontings
Great improvements over the condi-
tions of today's street trees and
plantings are proposed. A limited
palette of trees is selected focusing
on species which are proven to
thrive in Aspen's harsh climate. The
trees are also selected based on the
characteristics of good street trees--
graceful branching form, ability to
create a canopy over the sidewalk
and/ or street, and lowest branches
which exceed a pedestrian's height.
The four tree types are:
-Cotton less Cottonwood
.Patmore Green Ash
. Norway Maple
-Common Hackberry
With a few exceptions, all trees are
recommended for use throughout
the downtown, The Cottonless
Cottonwood is recommended for
Main Street and Durant Avenue
only because of its great height of
over 75 feet. The Norway Maple is
recommended for sidewalks on the
north side of streets only. When
located on sidewalks which experi-
ence sun during the winter, the
tree's sap repeatedly freezes and
thaws, cracking the trunk and mak-
ing the tree susceptible to disease.
Tree guards and grates are recom-
mended to protect the trees. Guards
will prevent damage to the trunks
caused by car doors, bicycles, and
maintenance equipment. Grates will
prevent damage to root systems and
soil compaction.
The trees will be planted in continu-
SECTION 10 DETAILS
ous trenches, with amended soil,
and supported by a dedicated irriga-
tion system. This will provide the
best environment for the trees to
thrive. Maintenance will become
the responsibility of the parks
department rather than individual
property owners.
Opportunities for adding color to
the streetscape are provided with a
variety of plantings. Hanging bas-
kets attached to the existing street
light fixture are proposed to provide
color at eye level. With the use of a
simple bracket system, the baskets
can be hung in the summer and
removed for the winter.
At street corners, low beds of annu-
als are proposed to mark the inter-
sections as important locations with-
in the downtown. The beds will be
bordered with low, IS-inch high
fences to protect the plantings from
foot traffic. Similar planting beds
are recommended for the malls
along some sections of the ditches.
Other Delui/s
A variety of other unique details are
recommended for the streetscape.
Relying on the success of the chil-
dren's fountain, many of these are
one-of-a-kind items which could
serve as opportunities for local
artists, Other interactive fountains,
drinking fountains for people and
dogs, a firepit, a community mes-
sage board, and a weather station
are all examples of one-of-a-kind
details. A complete list of these
details can be found on the matrix.
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
!ig1Jfe 10.2: The childiens foontrJin 00 the mdI end or
II1mon A...II8 ~ 0 great example of 0 OfI81J!-oIrind deluif.
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The planning and design concepts
presented in this report represent a
vision for the enhancement of
Aspen's downtown. The principles,
prototypes, and details presented
are intended to document the con-
clusion of the ADEPP study and to
spark continued enthusiasm among
elected and appointed officials, busi-
ness interests, and the public.
As the project moves forward, the
momentum created to date must not
be lost, and a number of specific rec-
ommendations for key next steps
must be undertaken. Specific rec-
ommendations are outlined as fol-
lows:
SECTION 11
NEXT STEPS
Investigate potential funding sources, figure 11.1: An open house ,." held in JUIIt to soIicffromments from IfJe public on IfJe proposed improvements,
The importance of identifying fund-
ing sources can not be overempha-
sized, Initial efforts have been
undertaken to identify monies with-
in the city's general fund, This
source could be augmented with a
variety of other funds.
The recent reauthorization of the
Intermodal Surface Transportation
Enhancement Act includes funds for
alternative transportation improve-
ments such as pedestrian plans. Aspen High Sdwo/S Ali uum ..w of Aspen,
Application through the Colorado
Department of Transportation, and
perhaps in association with the
Entrance to Aspen project, could
make these funds available.
Identifying components of the plan
which could be funded separately
could aiso be a valuable opportuni-
ty, Wagner Park and pedestrian
mall improvements could be under-
taken with a portion of the parks
department capital improvements
budget. One-of-a-kind street details,
such as the drinking fountains or the
firepit, could be funded by a local
arts group as an artists competition.
Those seeking memorial opportuni-
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
11-1
-~ - -- ~~- -
ties could sponsor other street
details.
Develop construction documents for demon-
stration area.
The next step in the design phase is
to prepare construction documents
for the demonstration area-Mill
Street from Main Street to Hyman
Avenue and Hyman Avenue from
Mill to Monarch Streets. This will
require a detailed and accurate engi-
neering survey of the area; contin-
ued coordination with the city's
engineering, streets, and electrical
departments; and coordination with
adjacent property owners and ten-
ants. It is recommended that a
scope of work be prepared for
Mayor and City Council approval
which outlines the tasks and associ-
ated costs required to complete this
next phase of ADEPP.
SECTION 11
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Determine a phasing plan for the project,
Financial constraints and the desire
to minimize construction disruption
require that the project be completed
in phases, Initial phasing concepts
include:
-Completing full design treatments in incre-
ments of three to four blocks; and
-Completing the design basics-including
street reconstruction, sidewalk expansion,
and new street trees-to create a dramatic
foundation to which street furnishings can
be added over time, figure 11,2: Demoas1rolion fJIIJie<t OleO,
Aspen Downtown Enhancement and Pedestrian Plan
Phase Three Summary
11.2