ASP E N L U MBERYA R D
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DESIGN TEAM
RANGELEY
CONSULTING, LLC
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Cooperation, Coordination & Collaboration Ke y D e p a r t m e nts & Staff • APCHA – Cindy Christensen • City of Aspen Engineering – Hailey Guglielmo • City of Aspen Utilities – Justin Forman, Ron Christian, Keith Wester • City of Aspen Environmental Health – Tessa Schreiner, Ainsley Brosnan-Smith, Jimena Baldino • City of Aspen Parks and Open Space – Matt Kuhn, Michael Tunte, John Spiess • City of Aspen Transportation – Pete Rice, Lynn Rumbaugh • City of Aspen Finance – Don Pergande, Matt Grau • Community Development – Kevin Rayes, Ben Anderson, Bob Narracci • Building Department – Denis Murray • Aspen Fire Protection District – Jan Legersky • Pitkin County – Suzanne Wolff, GR Fielding, Ellen Sassano, Michael Port • Aspen/Pitkin County Airport - Dan Bartholomew
Key St akeholder s • • • • • • •
Mountain Rescue Aspen Annie Mitchell Residents Aspen Airport Business Center CORE AVLT CDOT Carbondale Age Friendly Community Initiative
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Th e Housin g Cr is is AFFORDABLE HOUSING PHILOSOPHY IN ASPEN The Aspen Area Community Plan states that the City of Aspen believes in a strong and diverse year-round community and a viable and healthy local workforce are fundamental cornerstones for the sustainability of the Aspen Area community. The Aspen community has consistently supported affordable housing through both the 1% Housing Real Estate Transfer Tax and 45% of the .45% Housing and Day Care Sales Tax. These funds have supported the City to build new affordable housing units. Aspen Voters recently approved a short-term rental tax which will provide additional funding for affordable housing. C USH ING T ERREL L
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T h e H ou si n g Cr is is HOW CAN THE LUMBERYARD HELP? Urgent Community Need
Who is the Lumberyard For?
In response to the urgent need for affordable housing in the Aspen area, Aspen’s Lumberyard affordable housing neighborhood creates: • 195 new affordable rental units • 82 new affordable ownership units
This neighborhood will house local workforce who will be qualified within income and asset limits of the Aspen / Pitkin County Housing Authority (APCHA).
Variety
Extensive community engagement and market studies helped establish that Aspen should plan for a variety of unit types and a broad mix of demographics. And since affordable childcare is also a primary community need, space was also set aside for a future early childhood education center within the neighborhood.
Lumberyard will serve a broad range of working household incomes. •
15% of units will serve households at or below 50% AMI
•
33% of units will serve households from 50 to 85% AMI
•
33% of units will serve households from 85 to 130% AMI
•
13% of units will serve households from 130 to 205% AMI
•
5% of units will serve households from 205 to 240% AMI
The Lumberyard will help ensure that more people who provide critical services to Aspen’s community and businesses have a local place to call home. C USH ING T ERREL L
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Overall Development Timeline 2005
2011
2007
City of Aspen Reserves Ability to Develop Housing at 3+ acre “Triangle Parcel” North of BMC West
2016
Annexation of BMC West Property into Aspen City Limits
Use of Housing Funds to Purchase BMC West Property 4+ acres
2019
2020
Community Outreach and Conceptual Design Process Begins
Lease Assumed by ProBuild/BFS, Extended through 7/31/2025
2021
2022
Parking Alternatives Analysis, Schematic Design Community Outreach, Mini Storage Annexation Application
Community Outreach, Conceptual Design Target of 310 Units, Purchase of 3-acre Mini Storage Property
YOU ARE HERE 2023
2024
PD Recording, Construction Documents, Building Permit Application Process
Complete Schematic Design, Submit Development Application for Approval Process
2026
2027
Target for First Phase of Housing Construction to Start
Target for Access & Infrastructure Construction Start
2028
Remaining Phases of Housing Construction and Occupancy TBD
Target for Occupancy of First Phase of Affordable Housing
Near-term Timeline Development Application | Design Development NOVEMBER 2, 2022
MARCH-MAY 2023
MAY 2023
JUNE-SEPT 2023
SEPT 2023
Development Agreement Approval Development Application Submitted
Council Approves
First Council Reading Planning & Zoning Public Hearing
Second Council Reading C USH ING T ERREL L
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Council Worksessions Integrated with Public Outreach
November 18, 2019 Council Session: Density “Heat Maps” Winter 2019/20 Community Outreach #2 March 2, 2020 Council Session: Site Diagrams with 140 - 215 Units July 6, 2020 Council Session: Site Diagrams with 216 - 501 Units Fall 2020 Community Outreach #3 October 26, 2020 Council Session: Site Plans with 250 330 Units November 23, 2020 Council Session: 310 Units, 100% Underground Parking
November 1, 2021 Council Session: Alternatives to 100% underground Parking December 2021 Community Outreach #4 - Feedback January 10, 2022 Council Session: Alternatives to 100% underground Parking “Hinge” approach selected as best fit, aligning with project goals and community input February 14, 2022 Modified “Hinge” with 310 Units Council Session: “Are we asking too much?” Design team challenged to recommend best path forward March 21 & April 4, 2022 Council Session: 75% Schematic Design Two options presented, 310 and 266 Units, Keep the 4th floor and maximize bedroom count and livability
May 16, 2022 Council Session: 100% Schematic Design Livability, bedroom count balance 277 Units / 467 Bedrooms September 26, 2022 Council Session: Development App Review November 2022 Community Outreach #5 - Feedback
Co mm un ity
Co
un
cil
De sig n
Fall, 2019 Community Outreach #1
SCHEMATIC DESIGN
De sig n
CONCEPTUAL DESIGN
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O vercom ing Ch a lle n ge s to I mp l e me n ta ti on Development Cost & Time • Site Development Costs – Unknown Conditions (environmental & geotechnical) • Infrastructure • Permitting & Site Plan Approvals
Funding Resources to Overcome the Gap Between Target Rents and Development Cost
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F ina n ce Con sid e r a t io n I mp a c ti n g D e s i g n Underwriting Assumptions • Target market to be served • Alignment of funding resources with the target market • Tenant Income levels • Rents • Bedroom Size • Project Size – Limits on Funding Availability – Entitlement Restrictions – Site/Parking Restrictions • Operating income and expense assumptions
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CAT. 5
CAT. RO
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F ina n ce Con sid e r a t io n I mp a c ti n g D e s i g n Operating Proforma Projections
Project Development Budget • Cost Estimates • Development pro forma • Timing
Timing & Phasing • Funding resources timelines • Design • Entitlements
Local commitments are key to leveraging other funding sources
Base P Accessories Janitor rop Supplie Base Annual Jani s Expe erty In PUPTAOTA Credit Rep Base sura nse orts Pe torial Cont Assumptio nce0 L ENT PU ract ns st ITYPA 0 Base An rol Expe Ex ContAspen TO 14 Project Name: Collateral Lumberyard Multifamily Rental I andnu BII termin EXPhase TAL nse aal se P 2,72 ating Mat 22 0 EN $40 bud eria ls N Tr Su as O W lie pp gete SES P h Rem195 Referral Fee Units: IA PA d for rksm 4,U20 Assum Ba35% s 14 oval Ex o turn T F e rate 0 s O n T e per pt s Counits 8 pe ER ann TOTAL ADV A ioum. ns Unit type: Multifamily mpeTAL P 1,50 2,805 28 (195nn ERTISING M nserental E0N XBu35% 075 aasl e = 68 unit nsa T 0tioROF edic s). 5,400 al & n Y Eplan Date: Aspen Lumberyard 60 IT IT 112P,1UP Not Life 93 OR X1, OTHER REN to be necessa P20 25A 17 18, Ened Bas 120 0O L TING N Pr 0 ry B Ass EXP give ot an ectio ENS SS sedem Lease Com ES ump and 33,150SES d ue n La An . mission bor M p 0 SecuExp tion o nua n im Ex ispe rityens Based and c. ns s Sye ml Inesu 1 stT OTA N up em 3 a on ra tiona ediate co Resident 0 rlingin availab 5,0Bu l Apa TOT L TAXE nce co 9 am mp Activity Grou 0 m e 0 le 2,54comps Ra S& AL O Expens e/e set, 0 rtme ncxh Affo1 e pp s Su rdab 6 INS II p le Gr nd P 11 n 6 in and an e 5 va E Gl high n lie bin d R le Buno se d othet rAsso Ru URA en ounds s 99wo ATIN Base and wast 5tdem dgeexp ,0 ata ci As Brown TOTAL OTH NCE 2,5od e se Co TO 123 Assumptions 2,200 Sp ens Base Annual te G EX 15 e 9 rin rv w raTct 3,00 d 3 0 ER RENTIN nt iced aist C44 gs. Noith a ation saunmp 2,20 0 AL N PUPA PEN G EXPENS Disc inoclu 24,0 nuatlio budgete 0 n incr TOTAL REN Ma lo dedd OI B SES 00retionary. Holiday ES ns TING in 992 d. ra INCOME o in Fire, an tena EFO EXP and com rath ENS is 15 speci ease for nceFES Five mun te 12 R 3 ity ,5 d IN Sala E o se 3,0 numbe f $0 fi curit 00 FTE4s4 A rie FIN eng age y ala .86 c comp men r. ANC 308 2,9 42 In NCsIAL ADMINISTR at n events. 40 rmt sy per IAL ation of cov EXP ATIVE EXP stem RENTAL REVENUE 608 6,13 0 tere $100s 60 EXP heco e E ENS Office Sup a ES 1 re st ,0 N nt l 4 a 8 00 ra S a d lt 3 Exp EN Pri ES hcact ,593 payro plies & Equipm La1 wn d verage re an ,19an 691 SE m Licenses entR ncipal P ense ll. p ai d e re nt mplo 6,0gr enance miu a & Fees epla RENT REVENUE 47ounds mai 1354, ,772 cem yments 659 Ha sprinkle 15 $6,4 m amou yer ent rd 3,00 r system ntenance co 40/a 0 e,1 Rent Revenue - Gross Potential 2,352,360 Revenue Assumptions fromSe Grant n m2aiApplication 1 Elec ware An ntract 47 Man TOdTMillw 12,063 Reserv nnum t of m agemen 4nten plus e Ex 9,135 AL Fork Ex Feetri c Ex 69ance salarie aintenance /FTE provided during discovery payrol,1 Exp ens $36 p pe tPlu INA p-Ma TO ens 0 for mis ex l plan s for fir e-Mate TA m plus ba Prop Assoccia CIA terials 450 Gain/Loss to Lease st 2 ph pense. se riaN erty d Ap bing ExpensL NO Man ls up L age tion sa ases on I AF on Dement EX 31,668 pliance e-Mate 87,750 Parking Income 162 One free space per unitsoft projected. nver Ap warelary T Bud ER F PEN s Expe fees gete ria Ha su 4 of S d Salary Exp ls rv off $45 ES artmen of granar ey ea co nse-Ma INA rd PA (s/PU t sub ee at msion mis Assumptionequ is garage and covered with t 6778 ps ad NCIA terials Elec ware CEx 14 . Th tached 5ates p-IT 0 to $37.50/ justis Cont LE ) and tric Ex AP edbud o fin upget PUPM. NMar ct will be2, utilized attached wa pense-AL ra Plu 13(See 800 first. al dfees 827 XPENstorage IM 1,62 CarpCont m No fi ket SE4S,290 P arerd for time. prob e 161 ably 5 clos 6man Seeabstract et ractROVEM detailed proposed rates). nal d bt serv Re bing Expens 12 parking 780 to $45 5 0agefor ase ment salaries Ber pairs Co e-Co e/PU ENT PM. ice info 5,02, bt se d up -50 nt for ra S nt 9 first 1 40 ct 6 o pay ract rm 0roll rvic 2 npha Elevat 0 plan 3 Emp 1,62 Rent Income - Commercial 0 0 N/A grases loyee Apa bas an a nt aon e inform ation av 5upon Den rtmor 1,ocia entMaintena 200tion 992 ed 2 Ass verdd pp ailab Apa TOTAL RENT REVENUE 2,384,028 it n ent ation ,54 nce 12,226 salary le surv 4 ey (see Kn iortm al $5 lication S 12 480 attaob assu availab . 71 che s,d) ecuri puand 13,920 Two mpti le. lls,0/PUP 2,emp 18 ty S 400 loye on yste area comps. pans,Aetfoc.r so VACANCIES e units for lead m lar sy plus 10 3, 60 8 s maintenanc manage A/C & 0 stem Legal Expens Vacancy Loss -362 -70,571 3% for turns. Below Apartment e and staff pers 21,000 mentNational es Furnace Ma . on. Budget intena Assocation experience of GPR. at 50% of 2 Ne bed edof /2to4.5% H nce bath unit Nnf co o irm prof ard 11 Professiona orma rate of budto Property management need bufirm Surf dget will 2,100 ADA gwi l Fees ebe tth is base aces fofin , Fair Houto al ve Rent Exp $1,1 r in Ad 60/ sing ssturns. held accountable timely nd th. & La up caseunit 120 itiamon um ense - Equipm on s and Curre l yeor co vari ptious nd0 typia ow Re ent 12 onmispote ps. Vacancy Loss-Commercial 0 N/A scap ars ca TelephoneSn cc ntia lly 23 m ord l du nt Se 2,40 inin ov ,4 Expense ing clu 0 00 In al e to de servrvice gly d fol re lega Compute 3 TOTAL VACANCIES -362 -70,571 crease sa to e accplan H ds. year r Mainten furnnee 500 Nomb d fro one o n ge of ass ancaerdw d re 31 Bad Deb u co $1 d tr will m place afute g e 20 a p e re & t Expense cons 6,000 /PUPA t av forerinage be si t. truct mioen Ass Millw 11,864 pe 10 sy of r NET RENTAL REVENUE 2,313,457 st zed Ch it u $4 25 em ia Ca mris ork 6 1,900 l yea 0/PUPA n.ts over pnes desigancc Pho tioEv er rpet Cl sointe and n 17 to Residen rs time n' an o is 50 s rnet ea rd d d fe ,000 re asgdd t Ap ning u 3,400 Bud Acti in . /Cable arvity ly iti rveedbaecktoon onal se geted to tm Ba a to en OTHER REVENUE Confere g se com di a t eo nce fund scover dp Nset cco ExCl up o bBu exp Deco &ra Edu on erience inHV teea udg availab nth rionir ng wi t will f asset. 12 tincati Mou rlie plance y u Other Income/Expense 0 0 Delivery ACre ng ntai g P/on De le Pain t fo ame co & Frei 2,400 R-Co be si ntram Assin coraght ting cte ntract downwa comps orns. tingExp Misc zed h II an 5 u Glpen r initRa ts NSF Charge 0 050 1,00 ialnc Adm - Com rdCom inco yearea De mon m tiowo Exp foracc 0 odV/In area ars ds.d other over tim mon Ar n ra de CAT Sp o is tin di 1 rin rd Sales &TOT Service 0 0 ca g Supp tern e. ue 62 gs et AL inte ADM d stre reserv ad PainINI gage 200 9,800 ly Man lies Ex eas sted tin age tomen e acc juto Elim turn gSTRATIVE s train 12 5 3,4000 $50 budgeted Application Fees 17 per annum. main EXPpENSE fuet Neorate Ve at ntd tainoed 1,000 ,000 for 35% in untby of asse ifbuha hicle Replace replaing dgrd 1,518 will et su men (195 X 35% = UTILITY EXP /Maintena ce 7295 forfa be si t. 0 68 units). National r ince Assu Apartment ,995 s installCity/Cmou ennt nce tOp Rese ENSES ze itia tsy mpti46.9%. 1,400 turn rate for a Electrici er rve Un Association 2021 5 on is l yearsed in units. over tim d ty ifo ccordwas Fund Exp ens rm e d s e. rese 174 1,000 ue to ing ingly Ma rve in a to fu tena 34,000 No b Tenant Damage 0 720 Mnce Equi MiClaims 120 140 nd re accoun ge of ass udge sc Main aso pment n ,400 t will place et. t forat 2% of t Expry Late Charges 12 2,384 5% of2,past balances projected d to Repair 40Nee b ultimatel men 0 due Pa Ain initia ss y tin Elimin con umgpfirm ts ov e sized with leng of yeainee e ifacc 3 tio68 er ti studat ring y. B noord n isvaGPR rs ca ase ve m nt d upo d hi s e re ue to clens curr at $5 ing . wor Pet Rent 0 Need 60 to 0determine to accept pets. 11 0 serv ent kforce houwhether mou 00 ntai ani toow e acc n /u Proper Nsing comps ly d by get o TOT fune less annum 21975 2,20affo comom omban nd re Court Costs 5 forty5% units per f ass 40% 7 uun AL C 0 $100 rdable waiv uof nt ity dag er for hou place geem e will. sing t fo 42,400 en Asp be si t. TOTAL OTHER REVENUE APITA 35 6,759 men Vac r tinan Assu rate cate itkin ant Elec $1gory L IM ze iten/P ts 3 85.1 ain County T tric iadl m ,4 %m-p130 y. Th PRO tion% AMI geane earstenance st over tim d Non Con IMOTAL N amount of00 ccra o is V l e af rd sola exa pl d sum O E e f re ct us r u M ingerin IA . Pptio met TOTA ENT ROVn Elec costnet TOTAL 11,899 2,320,216 raben lygag tric rvenee e to ag FT INCOME 0 ge se Wat s L RE efit S er Exp e of rkinagccds $150/sto fu ens PA 0 e IRESMENT ER CAP o bu at ndpa ouer $5N0/ op asse pace nto ded 0 & MAI ITA sp dgbe inclu tatwin S oncre e pava la t. EN illgbe L NTEN 0 Martin Assaceetmfo anceilab ainenan plus mdi TAEXPENSES ad OPERATING ele. XES ANTITY E ANCE sized 46 Non ntio at De itialce re ump r in tsna -Co 0 X ovl 8,970 D IN serve PEN years tian ionSU ain Re nsumpt cle on ex Wat ccgord sm er an per Sc er time Bas Sew SES pe is RA ed al Es upo d rie er Exp NC re n u evBur in 2,486 5 ot nce. Se to . tate ens E O serv ling er gyly e es EXPENSES th six RENTING ,090 48 Pa age toame ech 0 timate of 0 monRan II ola r ar yroll Taer Ta acc ExxpExpense 20 per fun ocom 4,0739 d ths ($15 unt p rayof asse ADVERTISING 0/ 314 buildin repinfo Non-Consu Partxe wyill nesrs enses ar t. ra tion 61,230 992,5 g Xla2cerma hip A mption Sew 4 Advertising Expense 54 10,500 Website listing services nts o Xbe sized mm erd 4Based and uletif TOTAL UTI upononline amily ver Burlingame LITY EXPENS ministra re 0 1,000 time ntII Marketing T Newsprint 5 Basic Fair Housing Marketing requirements Ran al ch ti 0 ES ph v com otal . e Fe as pes) 0 0 e O only. High demand projected. 1,080185 information REPAIRS & ther E 210 360 14 Based xpe MAPublications INTENA Marketing 12 2,400 ,60,1 up nse NCE JanitorSpecial Budget on grant ap s Payroll Expens plicatio ed at e 0 6.2% n assu social m pt ion 0 secu 0 0 Nrent medica rity, 1.45% Cur o buly included re, 4.55 dget in maintenanc Page 1 of 5 0 CO e sala% due ries to la final below requ ck of in 0 fo ir Pa 3 eme rma tion nts p Pagege 5 2Pag ofof reg er e54 o finan partners arding f5 cing h agre ip and eme nts. Pag e
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• Community engagements • Local government support • Cost & schedule are always questions C USH ING T ERREL L
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A ddre ssing Fu n din g G ap s Early-Stage Risk Capital/Shortening Developer Timeline • Acquisition • Site prep and remediation (geotech/environmental) • Infrastructure • Entitlement/permitting • Clean and buildable site
Construction Financing • Interest rate savings • Early-stage construction risk/mezzanine financing
Subordinate Debt • Rental • For-sale C USH ING T ERREL L
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A ddre ssing Pro je c t Fu n d i n g E a rl y Addressing funding early and throughout the process is key to: • Transparency • Realistic Expectations • Predictable Outcomes • Adapting to Inevitable Change
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Du e D il ige n c e O v e r vi e w • Phase 1 Environmental Site Assessment (ESA) • Cultural Resource Inventory • Geotechnical Subsoil Study • Traffic and Aircraft Noise Impact Assessment • Sample Air Testing for Volatile Organic Compounds • Transportation Impact Analysis • Demographic and Market Assessment / APCHA Guidelines • Airport Obstruction Evaluation • Glare Analysis for Air Traffic Control Tower and Runways 15 and 33 • Resilience Assessment & Opportunities
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V is ion & P h ilo so p h y City of Aspen - 2012 Aspen Area Community Plan (Housing Section) Vision
Aspen/Pitkin County Housing Authority (2021 APCHA Housing Regulations) Mission Statement
We believe that a strong and diverse year-round community and a viable and healthy local workforce are fundamental cornerstones for the sustainability of the Aspen Area community.
The goal of APCHA is to provide affordable housing opportunities through rental and sale to persons who are or have been actively employed or selfemployed within Aspen and Pitkin County, and that provide or have provided goods and services to individuals, businesses or institutional operations, within Aspen and Pitkin County (prior to retirement and/or any disability), and other qualified persons as defined in these Regulations, and as they are amended from time to time.
Philosophy We are committed to providing affordable housing because it supports: •
A stable community that is invested in the present and future of the Aspen Area.
•
A reliable workforce, also resulting in greater economic sustainability.
•
Opportunities for people to live in close proximity to where they work.
•
A reduction in adverse transportation impacts.
•
Improved environmental sustainability.
•
A reduction in down valley growth pressures.
•
Increased citizen participation in civic affairs, non-profit activities and recreation programs.
•
A better visitor experience, including an appreciation of our genuine, lights-on community.
•
A healthy mix of people, including singles, families and seniors.
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V I S I O N S TAT E M E N T
A stable, thriving affordable neighborhood. Pedestrian friendly, environmentally sustainable, connected, and welcoming. Looks, lives and feels authentically Aspen!
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V is ion & P h ilo so p h y GUIDING PRINCIPLES Community Connection Contribute to well-being and contentment in day-today. Sustainability Sustainability has been defined through three pillars: Environmental, Economic, and Social. All three are needed to create a strong and long-lasting community. Pedestrian Friendly Emphasizing people over cars. Living Well Providing for residents’ basic needs, creating a safe and secure environment. Authentically Aspen Speaks to place. It is the recognition of the elements that make this place unique.
PROJECT PRIORITIES 1. Maximize Affordable Housing, Prioritizing Bedroom Count 2. Maintain Livability 3. Minimize Other Uses - Devote site to Affordable Housing & potential Early Childhood Center 4. Move Forward as Quickly as Possible, to Address Housing Crisis
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C O MMU N IT Y CO N N EC T I O N D e f in i n g C o mm u n i ty Co nn e c ti o n Successful neighborhoods are integrated into the fabric of their communities. A big part of this connection is ensuring ease of access to the diversity of modes of transit that already exist in Aspen.
What success might look like: •
Adequate parking on-site so as not to negatively impact neighboring areas
Having the ability to select the appropriate mode of transit based on weather, destination, purpose, or whim allows residents of the Lumberyard to leave their cars parked for incidental travel.
•
Pedestrian walkways throughout and connecting to the ABC and existing trails
•
Maintain and improve the bike paths to the ABC and Annie Mitchell
•
Vehicular connections to the ABC and Highway 82 with appropriate stacking distances
•
Space for a possible transit stop
•
Space for multi-modal transportation alternatives
•
Spaces allowing neighbors to engage with one another
A connected community can greatly contribute to well-being and contentment in day-to-day life.
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S USTA INA B IL IT Y D e f in i n g S u s t ai nab i l i ty In working with the City of Aspen Environmental Health & Sustainability department and Community Office for Resource Efficiency (CORE), the design team has defined Sustainability through three pillars: Environment, Economic, and Social. All three are needed to create a strong and long lasting community.
What success might look like: Energy
Environmental Sustainability - The ability to avoid
• • •
depletion and degradation of natural resources while allowing for long term environmental quality.
Economic Sustainability - The ability of an economy to support an appropriate level of economic capacity and activity to serve societal needs.
Social Sustainability - The capacity to create healthy, accessible, livable places for all.
• • • •
Full Electrified Buildings and Net Zero Energy Site-wide, including on-site storage Forward-looking Electric Vehicle infrastructure Leveraging passive solar strategies Enhanced building commissioning and metering
Water
Advanced metering Low usage building systems and fixtures Native plantings and xeriscaping
Waste & Recycling • •
C&D waste management and planning Construction activity pollution prevention
Wellness • • •
As history has shown, Aspen has a civic responsibility to act on behalf of its constituents, a moral imperative to take the steps necessary to meet the challenge of climate change, and the potential to be a catalyst for meaningful and effective action around the state, country and world. - City of Aspen Climate Plan.
Healthy and sustainable building materials Dedicated and filtered fresh air Increased daylighting and well controlled electric lighting
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PEDES T RIA N FR IEN DLY D e f in i n g P e d e s tri an F ri e n d l y The goal of this development is to emphasize people over cars. We know there will be a lot of vehicles housed at the lumberyard along with residents. Strategies that calm traffic and reduce physical conflicts between cars and people will be utilized. Providing landscaping or parallel parking along walkways bordering streets helps provide physical separation. Pedestrian friendly means thoughtfully designed sidewalks. Walkways should be connected and well lit. They should be wide enough to allow people to pass comfortably, especially when pushing strollers, walking dogs, or carrying that particularly heavy bag of groceries. A walkway lined with trees providing dappled shade in the summer makes them inviting places to be.
What success might look like: •
Tree lined, well-lit sidewalks adjacent to but separated from streets by tree lawns
•
Sidewalks throughout site that directly connect to adjacent trails
•
Safe lighting levels at all pedestrian circulation areas throughout site
•
Maximize solar access at sidewalks and outdoor public spaces
•
Snow storage areas and awareness of snow shed safety clearances to pedestrian areas
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L IVING W EL L D e f in i n g L i vi n g We l l At the root of all housing projects, but particularly acute when discussing affordable communities, is the sentiment that everyone deserves a good place to live. What does this mean and how do we get there?
What success might look like: •
Day-lit indoor spaces with access to views
•
Adequate storage space for outdoor lifestyle equipment as well as maintenance and repair facilities
Living Well means providing for community members basic needs, but also allowing them the opportunity to thrive and enjoy all the same benefits afforded to all members of the community.
•
Easy access to parking or public transportation when running errands
•
Quality design & finishes to promote a sense of ownership- Easy access to outdoor spaces
•
Comfortable spaces to allow for gathering of friends and family
•
Quiet, efficient and reliable fixtures and equipment
•
Increased accessibility both on site and within dwellings
At a basic level, Living Well means providing a safe and secure environment. It also means creating an environment that allows for positive physical and mental health. For the sake of this effort the Design Team has categorized items such as indoor air quality, noise and hazard materials under the ‘sustainability’ tag, but it is important to note the interconnectedness. Specific to the way the community members of Aspen at large live, Living Well might mean creating a community that does not preclude or challenge one’s ability to enjoy the natural resources found in abundance in and around the area.
SKI MAGAZINE
ASPEN TIMES
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AUTH ENTI CA L LY A S P E N D e f in i n g A u t h e n ti c al l y As p e n “I think keeping it mountain contemporary in style fits best with the ABC area, the aspen ideal, and the appeal to a broader range of inhabitants”.
A practical rugged quality that reflects the alpine lifestyle of this historic mining town turned ski destination. SURVEY RESULTS:
“...Needs to have mountain appeal due to entrance to Aspen and how many people see this every day”. “Efficiency, efficiency, efficiency. The design should be efficient! Aspen has a long history of building very inefficient and affordable housing units with excess emphasis on ‘custom’ design, ‘no 2 units alike’. Housing resources are limited and outstrip demand.” “Keep the mountain aesthetic
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Su st a inabi lit y S e t a B a s e l i n e S trateg y : Ad o p t E n t er pr ise Green C ommunit ies P lus Comparison: Certification Programs vs. Project Goals
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Su st a inabi lit y E n te r p r i s e G reen Co m m u n i ti es Cer t ificat ion Enterprise Green Communities has a Resilience component which focuses on proactively designing for day-to-day conservation of resources, new climate challenges, hazard mitigation preparedness, and strengthening cultural connections. • The focus on hazard mitigation preparedness requires that we recognize considerations for hazards such as wildfire, air quality, new disease vectors, extreme events, loss of power, drought and mud flows. • The focus on cultural resilience provides mental health benefits such as increased sense of shared ownership, social accountability, and sense of belonging.
EGC SCORE: 123pts (40+ Required) MILESTONES COMPLETED TO DATE: • Sustainability Charrette • Context Map • Social Determinants of Health Analysis • Project Priority Survey • Cultural Resilience / Responsive Design Assessment • Multi-Hazard Vulnerability / Climate Resilient Design Assessment C USH ING T ERREL L
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Su st a inabi lit y
7 5 % N e t Z e ro We are currently on track to meet our 75% Net Zero Stretch Goal! • Designing around a low Energy Use Intensity building • Enhanced insulation and infiltration approaches • Energy efficient heating/cooling systems • Energy efficient water heating systems
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• Heat recovery systems • Maximizing area of solar array with independent roof structure
•
• Create a comparative energy analysis between different HVAC and Plumbing systems to begin to identify best value
•
• Identified a path forward with Aspen Electric balance
•
production limitations for utility and needs on site using a battery system
•
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S IT E D E S I GN
C USH ING T ERREL L
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AS M BE RD ASPEN PEN LLU UM BERYA RYARD
Vini ici tnyit M y aMpa p V ic
CCUSH USHING ING TTERREL ERRELLL
3 26
AS PEN L UM BE RYARD
LATCH
72% Underground Parking
FLANGE
PIVOT
61% Underground Parking
HINGE
1 1 .0 1.20 2 1
Site Evolut io n
81% Underground Parking
0% Underground Parking
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Site Com p a r is o n M a t r ix GUIDING PRINCIPLES GUIDING PRINCIPLES
PIVOT LATCH
PIVOT
LATCH HINGE
HINGE FLANGE
FLANGE
Community Connection Community Connection Buffer to Annie Mitchell (Building
Buffer to Annie Mitchell at(Building within Triangle Adjacent to Annie No at within Triangle Adjacent to Annie Mitchell) Mitchell) Parked Entirely on Site
On-Site Daycare
On-Site Daycare
No Yes
Yes Yes
Yes
Yes
Yes Yes
Yes Yes
Yes Yes
Yes
Yes
Yes Yes
Yes Yes
Yes Yes
Yes
Sustainability Sustainability
Net-Zero Ability (Ability of on-site PV Net-Zero Ability (Ability of on-site PV to offset energy consumption) 42.3% to offset energy consumption)
42.3% 43.2%
(Ease of Surface Detention Stormwater (Ease of SurfaceStormwater Detention v. Underground Detention) Mixed v. Underground Detention)
Mixed Underground Most All
to Daylight (Direct Sun Access to Daylight (Direct Access Sun Hours at all S/E/W Unit Faces) Most Hours at all S/E/W Unit Faces)
43.2% 48.9%
48.9% 42.4%
42.4%
Underground Surface
MixedSurface
Mixed
Trail Connectivity
Trail Connectivity
Public Transit Stop
Public Transit Stop
All All
All Most
Living Well
1.25 acres 1.77 acres
1.77 0.5acres acres
Yes
Yes Yes
Yes Yes
Yes
Yes Yes Best Better
Most
Good
Potential for some 3-story Roofs Potential for some 3-story Roofs Unlikely
Unlikely Unlikely
Unlikely Likely
Structures)
Mass & Scale (Option w/ Smallest Mass & Scale (Option w/ Smallest Structures) Best
Best Better
Good
Exterior Accessed Units (Can Exterior Accessed Units (Can units be access without using All an units be access without using an interior corridor) interior corridor)
All All
1/3rd
FLANGE
Best
Good Unlikely
Likely Unlikely
Better
Good Better
Better
All
1/3rd All
All
Construction Cost Construction Cost
Project Phasing (Does scheme allow Project Phasing (Does scheme allow for project to be phased) Yes for project to be phased)
YesYes
x45 x31
(Minimum Number of Elevators (Minimum NumberElevators of Anticipated Elevators) 12 Anticipated Elevators)
Yes Yes
Yes
Interior Corridors (Cost associated Interior Corridors (Cost associated with constructing int. common No space) with constructing int. common space)
NoNo
Yes Yes
Yes Yes
Yes
(Relative cost based on mix Parking (Relative cost based onParking mix of parking types) of parking types) x2.15
x2.15 x1.79
Better Best
Good Best
1012
YesYes
YesYes
Yes
x31 Baseline
x46
Baseline
x46
106
20
6
20
YesNo x1.44
x1.79
NoYes
No
x1.44 Baseline
Baseline
Good
Operations & Maintenance Operations & Maintenance Better Better
Better Best
Best Better
Better
Access Access to Views (Uninterrupted viewto Views (Uninterrupted view Some >60' before adjacent structure)>60' before adjacent structure)
Some Some
Outside of Noise Buffer (Units Outside of Noise Buffer (Units 200' buffer fromBest Hwy 82) Outside 200' buffer from Hwy Outside 82)
Best Best
Good Best
Good Better
Better
Good Better
Better Best
Best Better
Better
Parking Near Unit (ParkingParking Near Unit (Parking Proportionately w/ Units) Better Distributed Proportionately w/Distributed Units)
Better Best
Best Better
Good Better
Good
Storage At/Near Parking Storage (Cover At/Near Parking (Cover Parking Storage Space) Parking w/ Room to Add Storage Space)w/ Room to AddBetter
Better Best
Best Best
Good Best
Good
Noise (Ability for Mechanical Noise (Ability Mechanical for Centralized vs. Individual Units) Good Centralized Systems vs. Individual Units) Systems
Good Best
Good
0.5 acres
Living Well
Universal Design (Units can be Universal Design (Units can be accessed from inside) Better accessed by elevator and/or from inside)by elevator and/or
Better
Design Innovative (Ability for Design Innovative (Ability for architectural variation) Better
architectural variation)
Building Envelope (Linear Feet of Building Envelope (Linear Feet of Exterior Exposedx45 to Elements) Exterior Exposed to Elements) 0.6 acres 1.25 acres
Safe / Site Circulation (street / Safe Site Circulation (street limited in traversing Best site) driveways limited in traversingdriveways site)
HINGE FLANGE
PROJECT FEASIBILITY PROJECT FEASIBILITY
Pedestrian Friendly Pedestrian Friendly Concentrated Green Space Concentrated Green Space 0.6 acres
PIVOT LATCH
Authentically Aspen Authentically Aspen No No
Parked Entirely on Site
LATCH HINGE
PIVOT
Some Most
Half Most
Half
Management (Ease of Waste Management (Ease Waste of accommodate waste infrastructure) Good accommodate waste infrastructure)
Good Best
Best Best
Best Best
Best
Snow Storage (For plowing ofSnow roads,Storage (For plowing of roads, drives & parking) Good
Good Better
Better Best
Best Better
Better
drives & parking)
Snow Removal (Sidewalks / Snow Exit Removal (Sidewalks / Exit Stairs & Catwalks) Better Stairs & Catwalks)
Better Better
Better Best
Good Best
Good
Elevator Maintenance (Annual Elevator Maintenance (Annual number of elevators) maintenance based on numbermaintenance of elevators) based onBetter
Better Better
Better Best
Good Best
Good
Good Better
Better Best
Best Better
Better
Parks Dept Maintained Parks Dept Maintained Green Spaces No Green Spaces
NoNo
YesNo
NoYes
No
Streets Dept Maintained Streets Streets Dept Maintained Streets Best as streets v. (Paved areas likely designated as(Paved streetsareas v. likely designated
Best Better
Better Better
Good Better
Systems (Ability to Mechanical Systems (AbilityMechanical to centralize systemsGood / simplify maintenance) centralize systems / simplify maintenance)
parking lots)
parking lots)
Good
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04.04. 2022
02.14.2022
01.10.2022
Site Evolut io n - Hin g e
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Co mmu n a l L a n ds c a pe s
Airport Business Cent
er
Solar Map of The Hinge Site Directed building orientation
Bldg 1 Bldg 2
M.R.A
Bldg 3
Hwy 82
KEY Native Revegetation
Rain Garden / Stormwater
Vegetated Berm
Communal Landscape
Community Plaza
Future Early Childhood Education Facility
C USH ING T ERREL L
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Airport Business Ce
nter
Ve hi cu lar A c c e ss
Bldg 2 Bldg 1
Bldg 3 M.R.A
Hwy 82
KEY Two-Way Road
Eliminated Intersection
RFTA Bus Stop
Garage Entrance
Firetruck Turnaround
Signalized Intersection
Raised Pedestrian Zone
Loading & Drop-Off
Trash Enclosure
PUD Parcel
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ter Airport Business Cen
Pe dest r ian A c c e ss
Bldg 2 Bldg 1
Bldg 3 M.R.A
Hwy 82
KEY Multi-Use Trail
Underpass
RFTA Bus Stop
Bike Parking
Building Entrance
Shared Bike Lane
5 - 6’ Sidewalk
Raised Pedestrian Zone
WeCycle Station
Community Plaza
PUD Parcel C USH ING T ERREL L
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Tra nspor t a t io n & Pa r ki n g M a n a g e me n t PHASE 2 PHASE 1 PHASE 2
PHASE 3
PHASE 1 G SPACES
PHASE 3
GE PARKIN 84 GARA
BUILDING 2 G SPACES
65 GARAGE PARKING SPACES
GE PARKIN 84 GARA
BUILDING 2 65 GARAGE PARKING SPACES
BUILDING 3 69 GARAGE PARKING SPACES
BUILDING 1
BUILDING 3
FUTURE PHASE
69 GARAGE PARKING SPACES
BUILDING 1 FUTURE PHASE
KEY BUILDING 1 RESIDENT ASSIGNED PARKING
KEY
LOADING (6 SPACES - TWO PER BUILDING)
104 TOTAL PARKING SPACES 84 GARAGE 20 CARPORT
UNASSIGNED PARKING (142 SPACES) BUILDINGBUILDING 2 RESIDENT ASSIGNED PARKINGPARKING LOADING (6 SPACES - TWO 1 RESIDENT ASSIGNED VISITOR AND RESIDENT PARKING TOPER BE BUILDING) 91 TOTAL PARKING SPACES 104 TOTAL PARKING SPACES 65 GARAGE 26 84CARPORT GARAGE 20 CARPORT
MANAGED BY THE PROPERTY MANAGER
UNASSIGNED (142 SPACES) BUILDINGBUILDING 3 RESIDENT ASSIGNED PARKINGPARKING FUTURE CHILDCARE (10PARKING SPACES) 2 RESIDENT ASSIGNED VISITOR AND RESIDENT PARKING TO BE 82 TOTAL PARKING SPACES 91 TOTAL PARKING SPACES 69 GARAGE 13 CARPORT 65 GARAGE 26 CARPORT
MANAGED BY THE PROPERTY MANAGER
REQUIRED PARKING
TOTAL PARKING PROVIDED:
(129) 1-BEDROOM UNITS = 129 X 1 PARKING SPACE = 129 (106) 2-BEDROOM UNITS = 106 X 2 PARKING SPACES = 212 (42) 3-BEDROOM UNITS = 42 X 2 PARKING SPACES = 84
1 SPACE ASSIGNED PER UNIT
ASSIGNED TO BUILDING 1 = 104 SPACES ASSIGNED TOTOTAL BUILDING 2 = 91 SPACES PARKING PROVIDED: ASSIGNED TO BUILDING 3 = 82 SPACES TOTAL PARKING REQUIREMENT = 425 PARKING SPACES 142 ASSIGNED PER UNIT SPACE (129) 1-BEDROOM UNITS = 129 X 1 PARKING SPACE = 129UNASSIGNED1 = LOADING = 6 SPACES (106) 2-BEDROOM UNITS = 106 X 2 PARKING SPACES = 212 = 10 ASSIGNED TOSPACES BUILDING 1 = 104 SPACES (42) 3-BEDROOM UNITS = 42 X 2 PARKING SPACES = 84 FUTURE CHILDCARE ASSIGNED TO BUILDING 2 = 91 SPACES C USH ING T ERREL L PROVIDED = 435 PARKING ASSIGNED TO BUILDING 3 = 82SPACES SPACES TOTAL PARKING REQUIREMENT = 425 PARKING SPACES TOTAL PARKING UNASSIGNED = 142
REQUIRED PARKING
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AS PEN L UM BE RYARD
DROP OFF AND LOADING ZONE
BIKE SHARE STATION (24 DOCKS)
TRAIL EXPANSION
BIKE WASH STATION
A S PEN L U M BE RYA RD
CONNECTION TO BIKE PATH
RAISED PEDESTRIAN ZONE
STORM WATER FACILITY
ELIMINATED INTERSECTION
CONCRETE; 10' WIDTH, TYP.
BLDG 2 ENTRANCE WITH ADA RAMP & BIKE PARKING
RFTA BUS STOP
L a ndsca pe SeitSit e Pla Lan ds cap e Pn lan SIGNALIZED INTERSECTION BIKE PATH UNDERPASS
SCALE: 1"=60' NORTH
60'
0'
5/24/2022 8:25:09 AM | Project# ASPEN_LMBRYD | L:\
120'
NOT FOR CONSTRUCTION - PREL
COMMUNITY PLAZA BLDG 1 MAIN ENTRANCE WITH ADA RAMP AND BIKE PARKING
© 2022
|
ALL RIGHTS RESERVED
LANDSCAPE CHARACTER PLAN SET 10/28/2022 PROJECT# | ASPEN_LMBRYD DESIGNED BY | Designer DRAWN BY | Author REVISIONS
SITE
L.1.00
BLDG 2 BATTERY BANK
ASPEN LUMBERYARD AFFORDABLE HOUSING
RAIN GARDEN/ STORMWATER BLDG 2 TRANSFORMERS BLDG 2 GARAGE ENTRANCE BLDG 1 & 2 TRASH ENCLOSURE BIKE PARKING
COMMUNAL LANDSCAPE 2 COVERED PARKING WITH STORAGE, TYP. RAIN GARDEN/ STORMWATER
COMMUNAL LANDSCAPE & STORM WATER FACILITY BLDG 1 GARAGE ENTRANCE
TWO-WAY ROAD, TYP. SIDEWALK; 5' WIDTH
SCHOOL BUS DROP OFF WITH BIKE PARKING BLDG 3 TRASH ENCLOSURE FIRE TRUCK TURNAROUND BLDG 3 GARAGE ENTRANCE BLDG 3 BATTERY BANK BLDG 3 TRANSFORMERS
BLDG 1 BATTERY BANK BLDG 1 TRANSFORMERS BIKE PARKING UTILITY VAULT BIKE PARKING
BIKE PARKING
COVERED PARKING WITH OUT STORAGE, TYP.
BLDG 1 7783 FFE
COVERED PARKING WITH STORAGE, TYP.
MULTI-USE TRAIL, STABILIZED CRUSHER FINES; 8' WIDTH
BLDG 2 7787 FFE AN
NI
E
MI
FUTURE ON-SITE CHILDCARE FACILITY
TC
HE
LL
BIKE PARKING TR AI
L
BIKE SHARE STATION (12 DOCKS)
BLDG 3 7796 FFE
AABC TRAIL
AABC TRAIL
FIRE TRUCK TURNAROUND CROSSWALK, TYP.
PUBLIC AMENITY SPACE
EXISTING TRAIL LOADING AND DROP-OFF BLDG 1 MAIN ENTRANCE WITH ADA RAMP AND BIKE PARKING TRAIL EXPANSION ELIMINATED INTERSECTION
HWY 82
PUBLIC AMENITY SPACE ENTRANCE WITH BIKE PARKING
SIDEWALK; 6' WIDTH
COMMUNITY PLAZA BIKE SHARE STATION (24 DOCKS) RFTA BUS STOP BIKE WASH STATION STORM WATER FACILITY
DROP OFF AND LOADING ZONE
MULTI-USE TRAIL, CONCRETE; 10' WIDTH, TYP.
BLDG 3 ENTRANCE WITH ADA RAMP AND BIKE PARKING
SHARED BIKE LANE & 2-WAY TRAFFIC RAIN GARDEN/ STORMWATER
DROP OFF AND LOADING ZONE SIDEWALK; 6' WIDTH CONNECTION TO BIKE PATH
BLDG 2 ENTRANCE WITH ADA RAMP & BIKE PARKING RAISED PEDESTRIAN ZONE
SIGNALIZED INTERSECTION BIKE PATH UNDERPASS
CUSHING TERRELL
4
T FOR CONSTRUCTION - PRELIMINARY DESIGN
M.R.A.
C USH ING T ERREL L SCALE: 1"=60'
CITY OF ASPEN PLANNED DEVELOPMENT APPLICATION
COMMUNAL LANDSCAPE 3
COMMUNAL LANDSCAPE 1
© 2022
|
ALL RIGHTS RESERVED
LANDSCAPE CHARACTER PLAN SET 10/28/2022 PROJECT# | ASPEN_LMBRYD DESIGNED BY | Designer DRAWN BY | Author REVISIONS
34 SITE