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HomeMy WebLinkAboutagenda.council.worksession.20080407MEMORANDUM TO: Mayor and City Council FROM: Phil Overeynder, Public Works Director '~ Lee Ledesma, Utilities Operations Manager ~~"-- THRU: Randy Ready, Assistant City Manager DATE OF MEMO: Apri14, 2008 MEETING D ATE: April 7, 2008 RE: Work Session -Inverted Block Electric Rates __ _ _ __ REQUEST OF COUNCIL: City staff is looking for direction on how to proceed with the Electric Rate study that has been contracted with Red Oak Consulting. The study is to consider options which would utilize a system of inclining block rates for all customer groups to encourage energy conservation. Additional revenue from the highest energy users will be evaluated for the following purposes: 1) creating a stable, long-term source of funding for the electric utility; 2) funding energy conservation projects and activities; and, 3) funding additional purchases of renewable energy. PREVIOUS COUNCIL ACTION: hi January of 2006, Council approved an ordinance to implement rate revisions for Water and Electric customers, which became effective in April 2006. The Water and Electric utility Business Plan Study dated January 30, 2006 prepared by Red Oak Consulting, presented two options to adjust rates. The selected option was designed to generate $150,000 in the Electric Fund to be used for energy conservation programs. Ordinance No. 07, Series 2006 is attached. BACKGROUND: In 2005 and 2006, City Council approved new rate systems for the water and electric funds, which were intended to encourage resource conservation and generate additional funding sources for renewable energy. The "Conservation Rates" that were adopted were based on an "inclining block" structure for all water customers, but only for residential electric customers. This "inclining block" rate structure is intended to encourage conservation by sending a price signal to those users who consume large amounts of energy and water. Three usage blocks were defined for residential electric customers, with the ls` block representing use rates of approximately the lowest 65% of customer usage, the 2"d block representing approximately the next 25% of customer usage, and the 3`a block representing the highest 10% of customer usage. Rates for electric consumption vary from $0.0625/kWh to $0.1172/kWh for the 3Td user block. Page 1 of 2 DISCUSSION: During the two years that the inclining block rate structure has been in use, the billing data shows a noticeable decline in water usage aniongst the highest group of water users, but no similar changes in use patterns for electric customers. Customer contact regarding rate impact and calls for assistance to reduce usage have followed a similar trend, with most requests coming from the water side of the utility. It is noteworthy that the ratio for the cost from the lowest to the highest rate class for water is 2.77, while for electric consumption the ratio is 1.87. In others words, the highest rate for water, based on a "handicapped" system of rating consumption from lowest to highest, is almost three times the base rate, while the comparable ratio for residential electric consumption is less than twice the base rate. Consumption trends for water show along-term decline in usage, despite a substantial growth in service. No comparable pattern can be established when looking at electric consumption, despite the fact that very little growth has occurred in the number of electric hookups in the Aspen electric service territory. One of the significant deficiencies of the existing electric rate structure is the manner that costs are recovered for system losses. System losses result from transmission of energy (from as far away as Nebraska), as well as from losses in the distribution system and unbilled accoants such as street lighting. For 2007, the loss rate was 6.6%. These losses are currently recovered through a charge on consumption, whereas a more equitable basis to apportion these costs (the lost power costs on a wholesale basis in 2007 were $300,000), would be based on the size of the service to the residence or business. Line losses increase with the capacity of the system to provide energy, not based on electric consumption. RECOMMENDED ACTION: Red Oak Consultants will be presenting information on electric rates designed to assist in defining the relationship between electric usage and the cost of service. They will also present detailed data on customer usage and revenue patterns based on current rates and identify opportunities to improve the system to provide an effective means of encouraging conservation while providing a stable revenue source. Staff will request input from Council on desired changes to the electric rates. ATTACHMENTS: Ordinance No. 07, Series of 2006 Page 2 of 2 ORDINANCE NO.07 Series of 2006 AN ORDINANCE OF THE CTI'Y COUNCIL OF THE CITY OF ASPEN, COLORADO, AMENDING THE MUNICIPAL CODE OF THE CTTY OF ASPEN TO INCREASE CERTAIN WATER AND ELECTRIC SERVICE RATES. WHEREAS, the City Council has adopted a policy of requiring all users of the water and electric systems operated by the City of Aspen to pay fees that fairly approximate the costs of providing such services; and WHEREAS, the City Council has deterrined that certain fees currently in effect do not raise revenues sufficient to pay for the attendant costs of providing said programs and services; and WHEREAS, the City Council has determined that rates chazged for water and electric service should provide an incentive for conservation of natural resources. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1. That Section 25.04.040 of the Municipal Code of the City of Aspen, Colorado, which section sets forth monthly electric service rates, is hereby amended to read as follows: 25.04.040 Electric service rates. (a) All retail customers of the Aspen Electric Department shall pay a monthly customer availability charge as follows: residential customers shall pay nine dollazs ($9.00) per bill; small commercial customers shall pay nine dollars ($9.00) per bill; and, large commercial customers (those having a minimum usage of 30 kilowatts (kW) as well as a operable demand metering system) shall pay twenty-seven dollars ($27.00) per bill. In addition to the monthly customer availability chazge, the customer shall pay the sum of the metered use of electric energy measured in kilowatt-hours (kWh) during the department's monthly meter reading cycle multiplied by the appropriate retail service rate as follows. (i) The retail rate for residential customers shall be $0.0625 per kWh for first seven hundred (700) kWh of metered usage; $0.0781 per kWh for metered usage from seven hundred one (701) to two thousand (2,000) kWh; and, $0.1172 per kWh for metered usage in excess of two thousand (2,000) kWh. (ii) The retail rate for small commercial customers shall be $0.0850 per kWh for metered usage. (iii) The retail service rate for lazge commercial customers, with operable demand metering systems in place and measured usage of thirty (30) kW and greater, shall be $0.0625 per kWh for metered usage plus a demand charge of $5.00 per kW of metered peak usage for that meter reading cycle. (iv) Until such time as large commercial customers have operable demand metering systems in place, they shall be charged the retail service rate of small commercial customers as defined in section 25.04.040 (ii). (v) Payments for electric service chazges shall be due twenty (20) days after the billed date. Any amount due, but not received by the city on or before the next billing date, shall be subject to a past due charge of one and one-half (1 %z) percent of the total amount due; subject, however, to a minimum charge of three dollars ($3.00). Balances of less than five dollazs ($5.00) shall not be subject to this charge. Section 2. That Section 25.16.010 of the Municipal Code of the City of Aspen, Colorado, which section sets forth monthly rates for metered water service, is hereby amended to read as follows: 25.16.010 Monthly rates for metered water service. (a) All metered customers except temporary construction accounts shall pay the sum of charges (1) through (7) that follow: (1) A demand charge of $4.35 per ECU per month for billing area 1; $8.71 per ECU per month for billing area 2; $8.71 per ECU per month for billing area 3: $5.44 per ECU per month for billing azea 4; $7.62 per ECU per month for billing area 5; $8.71 per ECU per month for billing area 6; and, $6.53 per ECU per month for billing area 7. (2) A variable charge of $1.61 per thousand (1,000) gallons of first five thousand (5,000) gallons of metered usage per ECU. (3) A variable chazge of $2.09 per thousand (1,000) gallons of metered usage from five thousand one (5,001) to fifteen thousand (15,000) gallons per ECU. (4) A variable charge of $2.97 per thousand (1,000) gallons for metered usage from fifteen thousand one (15,001) gallons to twenty thousand (20,000) gallons per ECU. (5) A variable charge of $4.46 per thousand (1,000) gallons for metered usage in excess of twenty thousand (20,000) gallons per ECU. (6) A pumping charge of $1.09 per thousand (1,000) gallons pumped with service through one pump station; $2.18 per thousand (1,000) gallons pumped with service through two pump stations; and, $3.27 per thousand (1,000) gallons pumped with service through three pump stations. (7) Afire protection charge of $1.24 per ECU per month with a billing area factor of 1.0, multiplied by the applicable billing factor set forth in section 25.08.070(b). Section 3. That Section 25.16.011 of the Municipal Code of the City of Aspen, Colorado, which section sets forth bulk rates for metered water service, is hereby amended to read as follows: 25.16.011 Bulk rates for metered water service. (a) The demand charge for filler hydrant bulk water sales pursuant to Section 25.08.020(e) shall be $10.00 per use. (b) The variable charge for filler hydrant bulk water sales pursuant to Section 25.08.020(e) shall be $4.46 per thousand gallons. MEMORANDUM TO: Mayor and City Council FROM: Ben Gagnon, Special Projects Planner ~~ THRU: Chris Bendon, Director, Community Development DATE OF MEMO: Apri14, 2008 MEETING DATE: Apri17, 2008 RE: Work Session: Aspen Alley Study Phase I REQUEST OF COUNCIL: Staff will be asking City Council if they wish to proceed to Phase II of the Aspen Alley Study. PREVIOUS COUNCIL ACTION: During the moratorium that encompasses the issue of Commercial Mix, Council has expressed interest in the use of downtown alleys for commercial uses, with a particular interest in providing space for local-serving businesses and increasing vitality in the downtown. DISCUSSION: The Community Development Department contracted in 2007 with Stan Clauson Associates to produce the "Aspen Alley Study: Viability of Alley Retail Opportunities," including research in other municipalities and two focus group meetings that included property owners, commercial brokers and interested citizens. Mr. Clauson will make a Powerpoint presentation on April 7. The Aspen Alley Study is attached as Exhibit A, and represents Phase I of a possible two-part study. The attached study includes a feasibility analysis of several alleys in the downtown area, demonstrating the pros and cons of establishing commercial uses in these specific alleys. Based on feedback from the two focus groups, staff and Mr. Clauson concluded that there is enough potential for commercial uses in alleys to conduct Phase II of the study. Phase II would focus on the specific alleys that hold the most potential for commercial uses -both in terms of retrofitting existing built alleys and the potential for appropriately designed redevelopment. Phase II would also include discussions with property owners who own property adjacent to the alleys that show the greatest opportunities for commercial uses, as well as commercial brokers. Page 1 of 2 A primary focus of these meetings would be the development of physical models for alley commercial uses that would be viable for potential tenants. These physical models would include both retrofitting existing built alleys and potential redevelopment models. Although Phase II would focus on specific alleys holding the greatest potential for commercial uses, it is anticipated that the information gathered in Phase II could support models for commercial uses that could be replicated in other alley locations. FINANCIALBUDGET IMPACTS: The Aspen Alley Study Phase I cost $15,000. While staff has not developed an exact scope of work for Phase II, the cost would likely be in the same range as Phase I. RECOMMENDED ACTION: Staff believes there is enough potential opportunity for commercial uses in downtown alleys to support Phase II of the study, and recommends that Council provide direction to proceed. There are sufficient funds in the moratorium budget to fund Phase II. CITY MANAGER COMMENTS: ATTACHMENTS: Exhibit A: Aspen Alley Study: Viability of Alley Retail Opportunities Exhibit B: Excerpted results from keypad session on related Commercial Mix issues Page 2 of 2 Exhibit B Commercial Mix Keypad Session 9/21/2007 // JEROME BALLROOM 10.) Is the free market creating too much high-end retail and not enough locallyserving business? Responses The mix of stores and restaurants will be what it will be, no need for government intervention 18 19.35% Local government should play a modest role, such as creating financial incentives 38 40.86% Local government should play a more aggressive role, exploring everything from zoning regulations to buying property. 37 39.78% Totals 93 100% 14.) Should we: `Consider ways to support a diversity of small businesses in the commercial core as opposed to national chain stores and tourist-oriented retail?' (2000 AACP) Strongly Agree 44 48.35% Agree 21 23.08% Neutral 7 7.69% Disagree 8 8.79% Strongly Disagree 11 12.09% Totals 91 100% 15.) Do you agree that `Both residents and a diverse visitor population demand a lively, small- scale downtown with diverse and unique shops?' (2000 AACP) Resp onses Strongly Agree 50 54.35% Agree 24 26.09% Neutral 12 13.04% Disagree 4 4.35% Strongly Disagree 2 2.17% Totals 92 100% 26.) Should the City use Growth Management to establish incentives so that redevelopment could create commercial space in basements, alleys and/or the 2nd floor? Responses Strongly Agree 26 29.21% Agree 33 37.08% Neutral 12 13.48% Disagree 5 5.62% Strongly Disagree 13 14.61% Totals 89 100% Core Beliefs: A Community Discussion about Growth and Development JULY 19, 2006 //HOTEL JEROME 47.) Is the free-market creating too much high-end retail and not enough locally serving businesses? Responses The mix of stores and restaurants will be what it will be, no need for government intervention 26.91% 102 Local government should play a modest role, such as creating financial incentives 48.55% 184 Local govt. should play an aggressive role, exploring everything from zoning regulations to buying property 24.54% 93 Totals 100% 379 51.) I would like to see downtown alle s used as ... Responses Commercial space 1.32% 5 Affordable commercial space 20.79% 79 Both 12.37% 47 AI leys 63.16% 240 Bowlin alle s 2.37% 9 Totals 100% 380 TABLE OF CONTENTS I. Introduction Page 1 II. Existing Conditions Page 3 III. Challenges Page 9 IV. General Criteria for Alley Access Viability Page 10 V. Strategies to Enhance Alley Pedestrian Access Page 11 VI. Specific Alley Studies Page 12 a. Alley A Page 13 S. Galena to S. Hunter between E. Durant and E. Cooper b. Alley B Page 15 S. Galena to S. Hunter between E. Cooper and E. Hyman c. Alley C Page 22 S. Mill to S. Galena between E. Cooper and E. Hyman d. Alleys D ~ E Page 25 S. Mill to S. Hunter between E. Hyman and E. Hopkins e. Alley F Page 33 S. Mill to S. Galena between E. Hopkins and E. Main VII. Conclusion and Recommendations Page 35 i INTRODUCTION Following the Report and Recommendations of the City of Aspen Economic Sustainability ~ Committee in 2002, the city hired Henry Beer of the Boulder consulting firm, Communication Arts, along with Ford Frick of BBC Consulting in Denver, to study opportunities for revitalizing the downtown commercial core. These activities were ' prompted largely in reaction to a significant downturn in the local economy, evidenced by the number of empty storefronts at the time, and were intended to ensure sustainable ' economic development into the future. The work of these consultants introduced many recommendations for increasing the diversity and liveliness of the commercial core. ' Some of these recommendations were subsequently implemented and have become somewhat controversial, such as infill zoning and the fire pit. But the concepts of retail diversity and commercial core liveliness remained as important ones for guiding future activities. Recent changes among the existing commercial as a result of multiple factors, including retirement of some longtime local business owners, sale of commercial properties, limited development of new commercial opportunities, and overall more ' expensive rents in commercial spaces have increased the interest in a more diverse and sustainable commercial core that provides start-up opportunities for locally owned and local-serving businesses 1 1 1 1 1 1 1 1 1 ~nICUI~~T~JR ~~~EY The current lease rates for commercial space in excess of $100 per square foot annually on a triple net basis has made commercial spaces accessible to primarily luxury retailers. The combination of increasingly valuable and limited commercial space, along with the ~ attrition of existing businesses, has resulted in fewer locally owned businesses within Aspen. In a number of focus group sessions, the Aspen community has gone on record ~ as supporting an increase in locally owned businesses, as contributing to the community's identity and character. The dwindling number of financially attainable commercial spaces is contributing factor to many locally owned businesses moving down valley to Basalt, Carbondale, and Glenwood Springs. Similarly, many of Aspen's ' Aspen Commercial Alley Study Page 1 S}an Clawson Associates, Inc. 5 March 2008 1 1 longtime community members and workforce are also moving out of town, contributing ' to perceived negative impacts on the community's character, traffic patterns, and socio-economic diversity. During 2006 and 2007, the Aspen City Council enacted several moratoria to investigate the impacts of potential land use applications to redevelop commercial spaces in the downtown core. Concern arose that some longtime commercial and/or restaurant ~ spaces proposed for redevelopment would further impact the availability of attainable space for locally owned and local-serving businesses. In autumn 2007, the City Council ~ directed Community Development to study the viability, opportunities, and constraints of commercial spaces in secondary locations, such as accessed via alleyways or located sub-grade. The intent of this study is to explore if alley-accessed retail, or "alley retail," is viable and suggest some specific locations where this might be implemented. The interest in alley retail is based on the opportunity it may provide to local residents as an incubator space for new, modest businesses. i 1 Aspen Commercial Alley Study Page 2 Stan Clausori Associates, Inc. 5 March 2008 ~ EXISTING CONDITIONS Context for Study A focus group was convened consisting of business owners, commercial real estate ~ brokers, property owners, general public, and City Staff to discuss interest in potential alley-accessed retail shops. The intent was to ascertain if there were sufficient interest to ~ investigate opportunities and constraints given the existing conditions of Aspen's alleyways. Generally, the group voiced support for investigating opportunities to provide ~ more affordable commercial space for locally-owned businesses to occupy. WHAT IS AN ALLEYZ The team reviewed definitions of the term "alley" to help provide further context to the study. The Merriam-Webster dictionary defines an alley as follows: Etymology: Middle English, from Anglo-French glee, from aler to go Date: 14th century l: a garden or park walk bordered by trees or bushes 2 a (1 ~: a grassed enclosure for bowling or skittles (2): a hardwood lane for bowling; also: a room or building housing a group of such lanes b: the space on each side of a tennis doubles court between the sideline and the service sideline c: an area in a baseball outfield between two outfielders when they are in ~ normal positions 3: a narrow street; especially: a thoroughfare through the middle of a block ~ giving access to the rear of lots or buildings What is clear from this definition is the need to move from the common definition in #3 above to incorporate aspects of #1. Given the state of our alleys, this may not be an entirely easy task. But we will need to work trom the alley to the alley, in trying to develop this concept. A TRIED AND TRUE CONCEPT Alley-accessed retail is not a new concept. The Town of Telluride and City of Boulder both have design standards that specifically address alley-accessed retail. Some municipalities even have financial incentives for property owners to improve their alleys For example, the city of Newport Beach provides property owners free pavers to install in alleys to create more pedestrian areas as well as a sense of ownership of alley areas. Moreover, most European cities have such fully articulated alley accessed retailers that the alleys themselves have become destinations. For. alley-accessed retail, an important consideration is the overall context. Aspen's downtown core can be described as having apedestrian-scale, linking the Mill and Main Street intersection to Aspen Mountain gondola plaza with a network of pedestrian malls and widened sidewalks. The opportunity to engage some alleys in the pedestrian network would be consistent the community's concept of "messy vitality" as expressed in the 2000 Aspen Area Community Plan. The potential secondary spaces created by Aspen Commerclal Alley Study Page 3 Stan Clawson Assoclafes, Inc. 5 March 2008 allowing alley-accessed commercial could help rebalance the ratio of locally owned to luxury-chain retailers. How Alleys Are Utilized Alleys throughout the downtown core were studied for existing uses to better understand potential opportunities and conflicts. The findings were not surprising and showed the following typical uses in Aspen's downtown alleys: Storage: Stacking of container,' stacks of pallets/kegs/boxes in the right-of-way and access to storage rooms. Waste disposal/recycling containers: Some alleyways feature a centralized frash compactor in the right-of-way; others have individual receptacles located on- site. Utility access: Meters and utility lines overhead, attached to buildings, and in the right-of-way Passage ways: Pedestrians, bicycles, and automobile traffic Parking: Both on-site parking as well as temporary parking for delivery vehicles Ventilation & Natural Light for backside (alley side) of buildings Balconies & Patios Emergency Access _ Access to side entries of buildings Breezeways between buildings Many of the existing conditions contribute to a pedestrian-scale in the alleys. There are unique and interesting nooks and small paths that allow pedestrians to meander from the street into the alleys contributing to a sense of discovery and unique spaces of our small town. The practical functions that alleys serve must be respected and any future changes in use of the alleys must consider how these services can alternately be provided. :~ ~, ~+ Some blocks have existing mid-block passages, creating a sense of exploration and discovery as a part of the pedestrian experience. Space in the downtown core is limited and highly desirable. Many buildings currently address the alley. Buildings located at the ends of alleys have windows and/or doors that address the alley view; windows or entries that address the alley create more natural light for the interior space. From the exterior, these penetrations create more visibility of retail goods and contribute to the pedestrian scale. Formal windows or entry doors along the alley distinguish the alley as safe and inviting for passersby. The alley becomes blended with the street side, creating a feeling that this is a primary place, rather than a secondary area solely for dumpsters and storage. Aspen Commercial Alley Study Stan Clawson Associates, lnc. Page 5 5 March 2008 ~i ~1 ~! ~' ~' Some properties have distinguished their property line from the alley right-of-way by designing pedestrian-friendly features including lighting and distinguished walkways of colored concrete. Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 6 5 March 2008 i~! Backyard patios or decks with landscaping enhance both the property featuring the landscaping as well as the passerby's experience. The simple addition of hanging flower baskets and window flower boxes can distinguish an alley from being solely utilitarian to a comfortable, interesting space. Aspen Commercial Alley Study Stan Clawson Associates,lnc. Page 7 5 March 2008 7~ 3 .~ r7 Some of the historic buildings in the downtown core once directly addressed the alley with windows and entryways. Closing these penetrations has resulted in an austere atmosphere uninviting to pedestrians. Aspen Commercial Alley Study Stan Clawson Associates, inc. Page 8 5 March 2008 ~; CHALLENGES 9 Aspen's downtown alleys are used for practical purposes of delivery, waste removal, and 7~ storage. These functions create challenges to transformation into more pedestrian- friendly areas. In some circumstances, simple aesthetic treatments will create an inviting streetscape/pathway to alley-accessed retail. In other alleys, the density of uses and their impact on the alley is seen as too high and, therefore, economical transformation of the alley is not practical. ~ The focus group identified several alleys to be considered for new commercial opportunities. These alleys are located off the Mill-Main to Gondola pedestrian route the focus group identified as highly traveled with prime existing retailers. It was decided that the combination of visibility, existing pedestrian traffic, and "destination" retailers would be necessary components to supporting new, off-street commercial. A significant hurdle to having attractive alley access is the number of full-service, sit down restaurants on a particular block. Restaurants typically create greater impacts on alleys by virtue of having greater service needs (i.e. delivery of linens, daily food deliveries, grease containers, perishable refuse/odor, etc.). For these reasons, alleys with multiple restaurants were eliminated from consideration in this study. This path from the gondola plaza at Durant Ave and Hunter Street zigzags to the Hotel Jerome at Main and Mill Streets. (See red dotted path below.) Along this route, six alleys were investigated for feasible alley-accessed retail. Following is a summary of findings: `~ Aspen Commercial Alley Study Page 9 Stan Clawson Associates,lnc. 5 March 2008 `' J GENERAL CRITERIA for ALLEY ACCESS VIABILITY Three simple criteria are used as a toundation to measure the feasibility of alley- accessed retail. These criteria are: ~ 1. Oooorfunity for Enhanced ~sibilit~ This criterion describes the ability to remodel an existing building to have windows or entryways that directly address the alley. ~ Enhanced visibility is a benefit to retailers. ~ 2. No Obstruction of Riaht-of-Wav (ROW). This criterion infers that any aesthetic or ~ functional pedestrian access improvements will not obstruct the ROW, maintaining the ability of emergency and delivery vehicle access. :~ :~ i.r 3. Adaotable Existing Conditions. This criterion examines building features that lend to modification to provide alley-oriented retail. These three criteria provide some basic assumptions offering solutions to address challenges for creating new retail opportunities. Each alley has unique circumstances relative to the type and number of uses associated with the entire block. To create a safe, attractive, successful pedestrian environment in chosen alleys will also require some site specific solutions. These site specific solutions will be described in detail in following sections. Aspen Commercial Alley STudy Stan Clawson Associates, Inc. Page 10 5 March 2008 «i SITE SPECIFIC STRATEGIES to ENHANCE ALLEY PEDESTRIAN ACCESS The site specific strategies are based on a foundation of common solutions: Delivery and Truck Staaina: • Dedicated delivery hours • Mid-street deliveries • Time limits on idling and staging Emergency Vehicle Access • Remote controlled receding bollards widely used in Europe or remote accessed ~ gates Storage Areas and Delivery Boxes • Decorative screening, treatments • Relocated on-site when new construction ~ Dedicated Pedestrian Access • Pavement definition _ • Complete closure ~ Partial closure (protected pedestrian right-of-way) ~ Design Considerations • Visibility o Alley display windows o Attractive, obvious entrances ~ o Signage near the entrance to alleys to provide direction to vendors in an alley or on the 2^d floor ~ Circulation o Rear entrances can enhance pedestrian-circulation throughout the downtown area. • Safety o Community sense of ownership of alleys • Messy Vitality o Developing hidden places can be a way to promote the ambiance and appeal of our small town character `~ t~ Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 11 5 March 2008 SPECIFIC ALLEY STUDIES Six alleys were studied for feasibility of having alley-accessed commercial. These alleys are labeled Alley A -F on the drawing below. _i °rr~ Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 72 5 March 2008 ALLEY A ~~ ~i ~' This alley is located across Durant Avenue from the gondola plaza (The Big Wrap is located at the east end of the alley, Roots at fhe west ends. This alley was considered for the following reasons: • High pedestrian traffic area • Limited number of property owners on either side of alley • Single commercial building along south side of alley • Linkage to Pedestrian mall at west end • Individual dumpster/recycling containers primarily located on-site and out of the right-of-way • Limited restaurants Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 73 5 March 2008 ~' ~' a `~ FINDINGS: This alley was determined not feasible, meeting only one of the critical criteria: Opportunities for enhanced visibility -meets criteria • No obstruction on alley right-of-way (emergency vehicle access) • Adaptable existing conditions The building along the southern side of the alley, while in some ways a blank slate for design improvements, has the following constraints: l . The building is split level. 2. Access to the garden level shops would require excavation of the alley to allow for stairs or a ramp access. 3. Access to upper level shops would require abalcony/platform built in the right-of- way impeding emergency vehicle access throughout the alley; impeding safe, clear delivery vehicle access. 4. Shops along the alley run east/west. 5. Space given to a second access from the alley would impact primary retail area without significant financial benefit. Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 14 5 March 2008 ALLEY B This alley is located between Hunter and Galena Streets (Boogie's is located at the east end, Ute City Bank building at the west end). This alley was considered for the following reasons: • Redevelopment of the existing surface parking lot is an opportunity to design integrated alley-accessed commercial with the riew project. • AspenHof building features an existing walk-thru condition from the street to the alley. • Several properties along this alley feature on-site service areas reducing the number of visual and physical barriers to a dedicated pedestrian path Existing commercial uses across Hunter Street are currently oriented toward the alley (i.e. courtyard of the Blue Maize/Little Ollie's building) Aspen Commercial Alley Study Stan Clawson Associates, Inc. rage u 5 March 2008 ~' FINDINGS: This alley was determined feasible, meeting all of the critical criteria: • Opportunities for enhanced visibility • No obsfiuction on alley right-of-way (emergency vehicle access) • Adaptable existing conditions This alley features opportunities on both sides of the alley and both the Hunter and Galena sides. East Area: Along the west side of the alley (Galena Street side), is the historic Andres and Ute City Bank buildings. Both the Andres building and the "Optical Shop" building (308 S Galena) show evidence of street level windows, mimicking the second story windows both buildings have retained. Reinstallation of some or all of these windows at the first floor level facing the alley would contribute to a friendly, inviting space with greater display windows for either existing retailer. Aspen Commercial Alley Study Stan Clawson Associates,lnc. POge 16 5 March 2008 Lighting, signage, and landscaping treatment similarly contribute to an inviting pedestrian experience as well as provide directional information toward other storefronts located in the alley. Aspen Commercial Aliey Study Stan Clawson Associates, Inc. Page 77 5 March 2008 ~1 Mid-Block: The Ute City Bank building has an existing alley access. Improving this access as an additional primary access would create additional pedestrian traffic for stores located in the Ufe City bank buildings. Improvements to this entrance would also contribute to the general way finding in this alley for other alley-accessed shops. ,`^ , , ~_ '~' I~ ~. .~-:;;: Aspen Commercial Alley Study Stan Clawson Associates, Inc. rage w 5 March 2008 ~: y "i Strolling past the shop windows along Andres Building and the Optical Shop, past the back entry to the Ute City Building, naturally leads the pedestrian to the AspenHof building. This building features an existing mid-block passage. The current use is tenant access to on-site parking. Improvement to this passage could generate a higher capture rate for retailers in this building, in particular the sub-grade space that has historically failed to keep along-term tenant. There is a higher likelihood that the passersby finding the alley access point will investigate less obvious retail spaces such as ~ the sub-grade space of the AspenHof building. ~~ `~' ~~ Lighting, signage and landscaping treatment similarly contribute to an inviting pedestrian experience as well as provide directional information toward other storefronts located in the alley. Aspen Commercial AIIey Study Page 19 Stan Clawson Assoclafes,inc. 5 March 2008 y y y y y y ,;~ Current state of the Aspenhof mid-block passage could be considerably enhanced. East End: Boogie's and the surface parking lot exist at the east end of this alley. Redevelopment of the surface parking lot is highly likely. Potential redevelopment of this lot offers the opportunity to create a template for alley-accessed retail as part of new construction. It is unknown when redevelopment of this parking lot will occur. In the meanwhile, improvements to the alley can be made that would be easily adaptable to future development activities on the property. A protected walkway with planter boxes would provide an attractive, safe pedestrian- way along the length of this property. The planter boxes would provide visual relief from the parking lot as well as draw passersby into the landscaped area. Planter boxes would be easily removable and relocated when future development occurs on the parking lot property. Along the backside of the Boogie's building, the loading dock is an opportunity for ,~ additional display windows and/or a secondary entry into the retail space. Simple lighting and landscaping treatment (i.e. hanging baskets, screening of the utility area, and seasonal potted plants) contribute to a friendly, community space. Signage invites passersby to investigate interesting, unusual retail spaces accessed through the alley. Aspen Commercial Alley Study Poge 20 Stan Clawson Associates, Inc. 5 March 2008 y s Aspen Commercial Alley Study Stan Clawson Associates,lnc. Page 21 5 March 2008 Possible changes to Boogies loading dock and the Hyman-Hunter Parking lot could draw pedestrians into the alley. ALLEY C This alley is located between Mill and Galena Streets (Cos Bar is located at the east end, Ute City Mountaineer at the west end). This alley was considered for the following reasons: • Limited automobile traffic west end of alley prohibits drive-fhru traffic during business hours) • One-way automobile traffic • Located in the heart of the Pedestrian Mall, thereby likely to capture existing foot traffic. Aspen Commercial Ailey Study Stan Clawson Associates, Inc. rage 5 March 2008 Much storage and chaotic design characterize portions of this alley. FINDINGS: This alley was determined to have limited feasibility, meeting some of the critical criteria: • Opportunities for enhanced visibility • No obsfruction on alley right-of-way (emergency vehicle access) • Adaptable existing conditions There are a significant number of historic buildings on either side of this alley, including the Red Onion, the Paragon, and the Brand buildings. Historic buildings limit the ability to adapt existing conditions to allow alley-access retail. In particular, it is difficult to require these properties to contain their facilities (i.e. dumpsters and recycling containers) on-site as some of these historic buildings are built up to the rear property line. This block also features a significant amount of on-site parking, particularly buildings along the north side of the alley. There are few viable incentives to removing this valuable on-site parking. Whereas the one-way traffic restriction was initially considered a potential positive contributing to a more predictable, uniform method of travel through this alley, the reality is that this alley is heavily congested. The combination of the one-way restriction paired with the time limited access to driving through the alley has created a scenario of delivery trucks staging at the entry to the alley conflicting with on-site parking users. Further contributing to the vehicle to vehicle conflict is a common trash compactor. This facility is large and cumbersome and contributes to the general sense of clutter and congestion in this alley. Aspen Commercial Alley Study Page 23 Stan Clawson Associates, Inc. 5 March 2008 _, Similar to Alley A, the Golden Horn building at the west end of the alley has a split level configuration reducing opportunities for entrances or significant display windows along the alley side. This alley is a candidate for "aesthetic treatment to an alley entrance." y Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 24 5 March 2008 ^~ ALLEYS D 8 E Alley D is located between Hunter and Galena Streets, between Hunter and Hyman Avenues (Vecira Bank is located at the east end, Elks Building at the west end). Alley E is located on the west side of Galena Street. These allies are considered for the following reasons: 7. Create a festive connection across Galena Street between the two alleys 2. Existing mid-block passage at CB Paws area. 3. Part of the Pedestrian Mall. 4. Pass-thru areas at Elks Building 5. Gap Building and adjacent parking lot candidates for redevelopment b. Smuggler Mine Company mural FINDINGS: These alleys are determined to have limited feasibility, meeting some of the critical criteria: • Opportunities for enhanced visibility • No obsfruction on alley right-of-way (emergency vehicle access) • Adaptable existing conditions Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 25 5 March 2008 ~7 y Along fhe Elk's Building alley fapade, there is an opportunity to create additional display windows and/or an additional entry into the main level retail space. Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 26 5 March 2008 y y y F ~t'~ .v.`` , ~~ '~ ~~ ~,, "Gap Building" at the corner of Hopkins Avenue and Galena Sfreet. Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page zr 5 March 2008 Vacant lot easterly adjacent to Gap Building -likely candidate for redevelopment. The building currently occupied by The Gap, and the adjacent surface parking lot, are ® likely candidates for redevelopment. Redevelopment of these buildings is an opportunity to create a template for alley-accessed retail as part of new construction. It ® is unknown when redevelopment of these properties might occur. In the meanwhile, improvements to the alley can be made that would be easily adaptable to future development activities on the property, such as outdoor art exhibits, as the example from Sydney, Australia depicts. li J R~ y~ Alley D features many street to alley passageways both from Hyman Ave and from Hunter Avenue increasing the viability of an alley-accessed commercial uses in this area. These existing mid-block passages create interesting and unique areas that could be further capitalized on. These existing mid-block passages are distinguished with colored '~ concrete creating areas that feel safe and purposeful for shoppers to navigate. °-~ Aspen Commercial Alley Study Stan Clawson Associates, Inc. rage zn 5 March 2008 Landscaped, stamped-concrete pedestrian mid-block passage from Hyman Avenue. Aspen Commercial Alley Study Stan Clawson Associates, Inc. rage o 5 March 2008 Walk-thru at the Elks Building. i Across Galena Street, Alley E includes a mural of the Smuggler Mining Company. This is an interesting reference to Aspen's history. Restoration of this mural would provide both a tribute to the mining history of town as well as create an unusual area of interest, drawing a passerby into the alleyway. 1 /' This alley features many windows on the alley, contributing to a human scale. There is some on-site parking in this alley, although it is not dominating and well marked and contained at each individual property. This alley also features an eclectic mix of commercial and residential uses adding character and vibrancy, a good foundation to improve upon. Balconies line the buildings on the south side of the alley indicating ' pedestrian movement and contributing to pedestrian scale. Some areas along the south side of the alley may be underutilized. Aspen Commercial Alley Study Page 30 Stan Clawson Associates, Inc. 5 March 2008 There are a number of window openings and passageways in this portion of Alley E. Aspen Commercial Alley Study Stan Clawson Associates, Inc. Page 31 5 March 2008 Some simple landscaping treatments will clean up the appearance of this alley. A colored or stamped walkway would link the variety of access points as well as designate a safe pedestrian area. Underutilized areas may become alley access retail spaces. Aspen Commercial Alley Study Page 32 Stan Clawson Associates, Inc. 5 March 2008 r~:' ALLEY F Alley F is located between Main Street and Hopkins Ave (Zele is located at the east end, the Cantina Building at the west end). This alley was considered for the following reasons: Aspen Commercial Ailey Study Stan Clawson Associates, Inc. Page 33 5 March 2008 • Single landlord between Zele's building and Local's Corner • Alley access exists to Local's Corner • Heavy pedestrian activity in this area y y FINDINGS: These alleys are determined to have existing alley-access commercial uses, and are not viable for additional improvements per the critical criteria: Opportunities for enhanced visibility No obstruction on alley right-of-way (emergency vehicle access) Adaptable existing conditions Alley accessed commercial uses already exist to the Local's Corner. Similarly, these buildings are neighbors to the fire station headquarters, which is currently being redesigned. It is not practical to have commercial uses that might inhibit the movement of emergency vehicles or personnel in this area. This alley is a candidate for aesthetic improvements. Aspen Commercial Alley Study Stan Clawson Associates, Inc. rvyc v+ 5 March 2008 E CONCLUSION: Recommendations and a Portland, Maine success This study shows that alley accessed commercial spaces are feasible in certain locations within the downtown core. The dual use of alleys as functional areas to service buildings '~ as well as a pedestrian access to additional retail successfully occurs in many small towns and small cities. This dual use creates unique places that visitors can discover as they stroll the downtown area. The process of discovery delivers a sense of small town charm to the visitor. Portland, Maine is a city that very successfully implements dual uses of the alleys in its tourist area -the Old Port. Many of the facets that make Portland's pedestrian experience successful can be implemented in Aspen. In summary these items are: LANDSCAPING • Simple, removable landscaping to screen utilities and add to pedestrian-scale (i.e. planters, flower boxes, hanging baskets, etc.) Screen dumpsters/recycle containers with simple fencing Page 35 Aspen Commercial Alley Study 5 March 2008 Stan Clawson Associa}es,lnc. ~: ~~ VEHICULAR/PEDESTRIAN INTERACTION As described in this document and as seen in this example from Portland, there are opportunities to develop alley accessed retail in Aspen's downtown core that will benefit property owners, small locally owned businesses, local-resident consumers, and the tourist experience. Aspen Commercial Alley Study Stan Clawson Associates,lnc. rage so 5 March 2008 Restricting vehicular traffic to certain hours of the day and inviting pedestrian traffic at alternate hours (see gate and informational signage below) Distinguished pedestrian pathway (change in pavement and/or coloring, texture) Allowance of small signage and/or awnings and lighting