Commercial, Lodging and Historic District Design Objectives and Guidelines
In 2007, the City of Aspen passed comprehensive design guidelines for all Commercial and Lodging development. The City is divided into seven "Character Areas." The Guidelines are below, divided into the Character Areas:
Commercial Character Area
Central Mixed Use Character Area
River Approach Character Area
Mountain Base Character Area
Small Lodges Character Area
Commercial Core Historic District
Main Street Historic District
Character Area and Zone District Maps
Interpretation of Terms
Transportation Impact Analysis Guidelines
In 2014, the City of Aspen passed comprehensive Transportation Impact Analysis (TIA) Guidelines for all new Lodge, Commercial, Mixed-Use, and Multi-Family development. The TIA assesses the transportation impacts of a proposed project on the transportation infrastructure and services, and determines if mitigation measures are required.
Frequently Asked QuestionsWhat is a Transportation Impact Analysis?
A Transportation Impact Analysis, or TIA, assesses the transportation impacts of proposed projects on surrounding and supporting transportation infrastructure and services. A TIA determines if the adverse effects constitute significant impacts, and, if so, how the significant impacts can be mitigated.Why does the City of Aspen require a TIA?
City of Aspen Ordinance #8 of 2014 adopted the TIA process with the goal of providing a technical approach to transportation impact analysis for development projects within the City that is simple, consistent, and fair while ensuring that the City continues to meet its longstanding goal of limiting trips over the Castle Creek Bridge at 1993 levels.How do I know if my project is exempt, minor or major and what will be required?
See Table 1 on page 7 of the TIA Guidelines document for a simple means of determining your project category. If your project is exempt, nothing further is required. Should your project be considered minor, you will need to complete a level one TIA. Major projects must complete a level two TIA. Projects that fall into more than one category will be subject to the highest requirement.
What is the Process for a Level One (Minor) TIA?
A Level One TIA requires that the project determine its trips generated using a simple excel-based tool. The project will also be required to use the same tool to determine which measures it will use to mitigate those trips. This information must be submitted as part of the land use application, along with a narrative report. Detailed information on this process can be found on page 12 of the TIA guidelines document.What is the Process for a Level Two (Major) TIA?
A Level Two TIA will require, at a minimum, a site plan review, trip generation capacity analysis and the use of the TDM/MMLOS tool to determine trip mitigation. The contents of a Level Two TIA will vary based on the nature of the proposed project. Please see page 20 of the TIA Guidelines document for more information.Why is a narrative required?
The accompanying narrative explains why certain mitigation methods were chosen, and ensures that a project is utilizing the most appropriate mitigation measures. The narrative should also outline the proposed monitoring system, which is not addressed in the excel-based tool. Make sure the items addressed in your narrative match your selections in the tool. What is TDM?
Transportation Demand Management (TDM) is the application of strategies and policies to reduce travel demand (specifically that of single-occupancy vehicles).What is MMLOS?
Multi-Modal Level of Service (MMLOS) evaluates the safety and quality of access and flow for transit, pedestrians and bicyclists.Can I pay a fee or buy an item as mitigation?
The City of Aspen’s preference is that trip mitigation be achieved via the mitigation measures identified in the TDM and MMLOS toolkits. However, there is also the opportunity for capital and operational/maintenance contributions should they make sense for a specific project, or if a project exhausts all other mitigation options. These types of contributions will be assigned credits as per the most recent information in the TIA Guidelines document and must be approved by City of Aspen Transportation and Engineering staff. More information can be found on page 14 of the TIA Guidelines document.How can I determine which measures will work for my project?
Read through the TDM and MMLOS glossaries located in the TIA Guidelines document. Short definitions of various measures are also found in the MMLOS and TDM tool by hovering over the measure. When considering measures, think about who will occupy your project and what measures make sense for them. Also consider the surrounding neighborhood and proximity of various services. Look at any deficiencies in the area that you may be able to improve, both for your residents/customers and others. Finally, contact the appropriate staff if you need to discuss a measure in detail.What if I don’t know what businesses will be in the building once my project is complete?
If your project lacks specific tenants, you should take care to select measures that make sense for the general type of use proposed. For example, if you know it will be a retail space but you have not yet selected a specific tenant, select measures that will serve retail type uses, such as subsidized bus passes or bike share memberships.Can I receive credit for items currently in place?
The TIA process is meant to provide improvements to existing conditions. Therefore, infrastructure and/or programs currently in place will not receive credit. Improvements to existing infrastructure and/or programs are generally eligible for credit. Examples include an increased bus pass subsidy or an improvement to an existing bus stop.Can I receive credit for a measure more than once?
Measures are eligible for credit only once. For example, an employee vanpool may receive credit as a TDM measure for “employee vanpool” but may not receive concurrent credit as an employee vanpool and an employee shuttle. Be sure to read the definitions of specific measures to assist in your selection.Who can help me?
Land use: Jessica Garrow - Jessica.Garrow@cityofaspen.com
- (970) 429-2780
MMLOS: Hailey Guglielmo – Hailey.Guglielmo@cityofaspen.com
– (970) 429-2751
TDM: Lynn Rumbaugh - Lynn.Rumbaugh@cityofaspen.com
- (970) 920-5038