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HomeMy WebLinkAboutcoa.lu.gm.Cooper Hopkins Project.1980/ 9 8O - G rr1- O� Cooper/Hopkins Project 1980 GMP ,ar ; ewrr �.wr aim WNW All W-49-oft-S. NEW, wOW we we rYs.rrr a � f --o *is]UA :TA ME UIN1 60OU:10 0 § 23-10: ZO.LiiN'G 24-iCA (2)• ?.OV1.2ion Of loNv, nycdor,-.te and Iniddle moor^e housing (maximum 455�'_'points). The commission s'rall consider to what e�-.tent. each deveicpment proposal will.satisfy local needs for low, .noderute, and rniddle income housing and shall rate each proposal and assign points according to the fol- lowing, schedules: (aa) 31Wle Income Housbg Points 15-295 of proj.:ct units 2 30=14cl''o of project units 3 45-53� of project units 4 60 io (or more) of project units 5 (bb) Moderate ivevme Hot-�;ing Points 15-29 A of project units 4 30--44 j'o of project units 6 45--597o of projeci units 3 60`0 (or more) of .pro4eet units 10 § �4 ASPEN C7iir, (4) The commission may, when it shall detr-rn:in e , that a project has incorporated the criteria of outstandin,- overall dcsiLn meritir recognition, LOiv i'?, o e Housing -Its 1?'q 15-2J1,10 of project•units 6 30-41 c, of nrojcct units 9 ;J 45-59;b of project units 12 60-79;:: of T,roicet units 15 ■�" 80-89 '0 of Project units 20 6 90-100'•c of project units S0 In ordcr to estabish criteria to determine which N nrot;oSrtls constlti to lox. mode.ate mid mid -die in- colne housing, the Iccal housira aut`si.orit;; shall, rrior to Octobar kith of every year, advice t:.e- Y'arnirb tp.l i ::in,g com iissia:, as to the cu=r nt avera-e Irental and purchasing costs for residential housi., ff. within the community and the commission shall, from this r port, assign a range of purchase and rental costs for each pi the above i;i;ree (3) " _• categories. Any such determination is sub;ect to the review of the city council whose action shall be final. : Safp ;ia 19 1508.9 award, additional points not exceeding twanty (.40) per cent of the total points awarded under section 24-10.4(b)(1), t2) and (3). (c) The commission shall consider all eligible appheaticris at a public -hearing at the close of which each member of the commission shall identify the number of points assi7red by him under each of the crlte is outlined in sections 24-10.4 (b) (1), (2), (3) and � )M and the total number of points awarded by all .,. _ ..Sers, di- vided by' the number of members vot:I:,-, sh ': con- stitute the total points awarded to the project. An I project not re.^eivirg a T-,*-;rp_'im o2 sixty (60) no cent of the total points available under section. `L4 (b) (1), (2) and (3), shall no longer be cons �ered fo a de��elop-ment allotment and ;,he application shall b considered denied. (d) All projects shall be ranked according to the total points received (hiohast to lowest) and _ the ranking thus established by the commission shall be forwarded to the city council on or before ;March 1st of each Zreaz. (e) In the event that any applicant is ay.arded mints for middle, model ate and low income housing, the com- mission may impoce, as a condition for receiving points under section 24-10.4(b) (3), limitations on rental or sale or impose such other terlas or conditions reaEon- �' c:u1y iriii�eii 4 (b) (3) ; and may, in establishing such terms and conditions, seek the advice of the local housing au- thority. (f) Ilavirg received the commission's : ort, the c,ty coun- cil shall consider any challenges thereto by applicants; provided, however, that no challenges shall be heard 3upp. No. 19 1508.10 1 I I 1 11 1 INTRODUCTION TO THE OVERALL DEVELOPMENT PROPOSAL This G.M.P. Development Proposal is submitted for two separate properties but under one over- all application. The use of two independent sites and two separate locations, one at Cooper and the second on Hopkins, will facilitate the fullfil- ment of the objectives of the City of Aspen G.M.P. The development of fourteen free market units on Cooper Street will provide the economic and financial wherewithall to provide seven quality, low income, employee housing rental or sale units on the Iiopkins Avenue portion of this development proposal. Based on both floor area and number of bedrooms, a full 36% of the project will be devoted to employee housing in the low income category. Both parcels of land are particularly well -suited for development purposes. They are both more than adequately serviced by existing city utilities and services. The development of the Hopkins Avenue property will realize the extension and looping of a major city water line in the area and will provide greater water pressure, fire flows, overall improved service and fire protection safety for the residents of this portion of town. Each site is within reasonable walking distances of all goods and services provided by the City of Aspen and vehicular travel impacts will be kept to a minimum as a result of the prime location of these sites. In both areas, the anticipated development activities are entirely consistent with surrounding land uses and with the highly designed nature of the buildings that are envisioned, these developments will be a complement to the existing neighborhoods. With the current high level of concern within the community for employee housing, a project that proposes the construction of seven low income, employee units that would be permanently pre- served as such should not be overlooked. The INTRODUCTION TO THE OVERALL DEVELOPMENT PROPOSAL(Cont highly serviced nature of both the Cooper and Hopkins Avenue sites make them prime candidates for the kind of infill, highly serviced development which the City of Aspen and the G.M.P. envision. PROJECT OWNERS C.M. Clark/Alexander Kaspar 300 West Bleeker Aspen, Colorado 925-6969 PROJECT ARCHITECT/PLANNER ' Terracycle Architronics Gregory Cole --Architect ' Box 11209 Aspen, Colorado 923-3214 MARKET ANALYST James Mollica & Associates 300 E. Hyman Aspen, Colorado 925-8987 A.p.n C-0 w Z U Apr. < O W Loog. �_ :<Z g_ OLLJQ m 0 owl j Z < C (j pE P►.PK �' ST WATIFR5 AVENUE ♦spina `—, Z : t . �. DEAN i1 1 wP' 0 t j D — AN U LA L E � M, z o l _ k , YMAN A D> ❑ ❑za He D •.Ln�' L• 1 ❑-'•❑ �l D rA(IPKiN', El MAIN •. 4✓FNUE D tI E.F * L.,j E G ARRI ARK N ST Q J .. �� ❑ a ' •• ` ❑y❑ ❑ • • N ❑ a a�❑ 1�Pr r ❑I t ' rb" T _ ❑ ..IY. ❑ ❑m❑ ❑ ❑ nT,M $ 1 :. MIAr�r�l ❑I$1''11^❑11III D D F1 rtALlAM a UKL A.1fM42�Cl3E] l4I n r o LOW I NGOML. V�ye� v- i • �' - Icco6F I I i Sq f4 AN G �oAQTyCA, T t PI.1� r W I P� i ( LAKE VIEW AOOITION I I � A❑ I y OL HAI LEM LAKE �L ❑❑ ,[ U H ,F] b +. y 0 PHYSICS INSTITUTE TERI PAPKI~G Q � f L.- IV 1 - MUSIC TENT \ LL ASPEN INSTITUTE 'ti'eq H PAEPCRE AUDITORIUM A COff� 4% Cq,, MCAao. � M� 19�r 1tEAlTH ER DEVELOPMENT CHARACTERISTICS The project consists of two parcels. Seven employee housing units will be located on the 7800 square foot Hopkins parcel. Fourteen free market units will be located on the 15,000 square foot Cooper Street parcel. The unit sizes and types break down as follows: EMPLOYEE HOUSING(HOPKINS STREET) Number Type Size Bedrooms Total 3 studios 800sf 2.25 2400sf 4 one b.r. 10()()sf 4 4000sf 6.25 6400sf FREE MARKET HOUSING(COOPER STREET) Number Type Size Bedrooms Total 14 studios 800sf 10.5 11,200sf GROWTH MANAGEMENT PLAN PERCE14TAGES & POINTS Bedroom Percentage 6.25 = 37.3% = 14 points 16.75 Area Percentage 6,400 = 36.3% = 14 points 17,600 EMPLOYEE HOUSING PRICE RANGE The developer will rent or sell the employee units within the constraints established by city ordinances as of January 1, 1980. The employee units will rent or sell as "low income" units at the rent or sale values imposed by Section 24-104 B(3) and its annual update by the City Council. PROJECT LOCATION I14 RELATION TO SERVICES SCHOOLS Both project sites are within two blocks of existing school bus routes. Existing elemen- tary, middle and high schools have had declining enrollments in recent years providing adequate facilities for additional students generated by the development. Additional plant and personal costs are therefore unlikely. FIRE PROTECTION The enclosed letter by Fire Chief Willard 11 ' PROJECT LOCATIO14 IN RELATION TO SERVICES (Cont) ' Clapper identifies response time and hydrant loca- tions to be excellent for both development sites. ' Service within the neighborhood would be enhanced by the application of the developer's tap fees to interconnect "Utility an identified on the P4ap". POLICE PROTECTION The existing police facilities are within easy access to each parcel. Because there are already ' patrols and service within the area, there should be no additional costs incurred resulting from ' this development. ' TRANSPORTATION -COOPER STREET PROPERTY The Cooper Street Property will contain 14 off- s ' street parking spaces. The property is serviced by Cooper Street which is also Highway 82. This ' portion of the street right-of-wayis approximately PP tely ' 75 feet in width (varies between 73 and 75) and the paved surface varies from 45 to 48 feet. Cooper Street functions as a major collector street for the East End of Aspen and is also the route for the Mt. Valley and Silverking routes for the Aspen Free Shuttle Public Transportation System. Service for both of these routes operates on a 20 minute cycle. While there are not locally specific numbers available, a national household trip generation number for single family residences in suburban settings is approximately seven, one-way trips per day for private vehicular activity. Several facets of the.Cooper Street project will mitigate private vehicular travel require- ments. First of all, these units will be studio units and will have lower occupancies and a very low likelihood of more than one vehicle per residence. The national average is in excess of two vehicles for a suburban, single family house. Secondly, the site is within easy walking distance of all essential PROJECT LOCATION IN RELATION TO SERVICES(Cont) ' neighborhood, commercial and retail services. It is one and one-half blocks, or roughly 350 feet ' from the City Market and Durant Mall neighborhood ' center. It is roughly 1500 feet from the central business district, where expanded commercial faci- lities are also available. Assuming an estimated-'- four, one-wav trips per day per unit, 56 trips would be generated from the Cooper Street portion of ' this development proposal. However, this number must be discounted by the fact that the property 1 is immediately adjacent to shopping opportunities and is serviced literally on the front door step ' by free urban transportation. A forecast of trips on Cooper would be difficult to develop with any accuracy without specific survey work. The ' fact that the studios are close to the commer- cial area and are highly serviced by public ' transportation makes it reasonable to assume that 20 to 30 trips per day would be an approximate travel impact created by this devel- opment. The paved surface on Cooper Street is 48 feet in width to include shoulders. It does not have curb and gutter but does have a sidewalk and shoulders on either side of the road. The most immediate recreational trails are the trail extending from Herron Park to the Rio Grande property to the west of the site and the Route 82 trail to the east of the site which extends out beyond the Northstar Ranch. For commuting purposes, trails are not viewed as critical since the property is integrated to all services in the city by a complete sidewalk system. TRANSPORTATION-HOPKINS STREET PROPERTY The Hopkins Street property will realize the development of seven units, four of which are one bedrooms and three are studios. Hopkins I PROJECT LOCATION IN RELATION TO SERVICES(Cont) ' Street itself has a 75 foot right-of-way, approx- imately 24 feet of paved surface with shoulders on ' either side of the road. Seven off-street parking ' spaces are proposed for this employee housing, low income portion of the development proposal. Assum- ing roughly four,one-way trips per unit per day, this property will generate on the order of 32, one- way trips per day. Certainly travel demand from ' this site will also be mitigated by virtue of the fact that the property will be within reasonable 1 walking distance of all retail and commercial services in the City of Aspen and is two blocks from public transportation routes. As with the Cooper Street property, the nearest recreational 1 trails are the Rio Grande Trail to the west and ' the Highway 82 Trail past the Northstar Ranch to the east of the site. ' In both the Cooper Street and Hopkins Street cases, existing roads have adequate capacity and are of adequate condition to handle the additional travel demand that will be realized from the development of these properties. OTHER PUBLIC FACILITIES AND SERVICES The enclosed "Aspen Map" identifies most of the services available to the development including banks, municipal and county build- ings, some trails, etc. The increase in use of these facilities should be minimal due to the intent of this project to replace employee housing which has formerly transferred to the free market sector, thereby displacing permanent residents. e RETAIL SERVICES Both development sites are within easy walking distance of the major retail area within town. For the Mill Street Commercial Area, bus service is provided by a direct bus loop. Due I I PROJECT LOCATION IN RELATION TO SERVICES(Cont ' to the access to public transportation and the down- town auto disincentives, it is likely that auto use ' for retail trips will be less frequent than they ' would for outlying areas. PROJECT LOCATION IN RELATION TO UTILITIES ' WATER The availability of water is discussed in the enclosed letter by Jim Markalunas. Line sizes ' are 6" for Hopkins Street and 5z" for Cooper Street --both easily within reach of service lines. Water pressure in the lines is approximately 75 ' psi. Due to the poor condition of the 51-," main and the "dead end" of the 6" main, Jim is recommending ' an 8" interconnect from Cooper to Hopkins which ties into the 12" main in Hyman. He recommends this be ' built out of the plant investment fees or credited to the PIF's if built by the developer. Jim also ' states that such an application of the PIF's would 11 improve neighborhood service, therefore:add- itional points should be applied. The devel- oper will work with the city in an equitable solution to improve the neighborhood water service. SEWER A meeting with the Aspen Sanitation District disclosed adequate sewer facilities for both project sites. The Director of the Sanitation District has provided a letter of specifically addressing questions in the G.M.P. ordinance. DRAINAGE Historic site drainage from both sites will not be ^r^� the flat roofs and drain- age will transfer directly to gravel sumps in the alluvial subsoil thereby feeding the aquifer. PROJECT LOCATION IN RELATION TO UTILITIES(Cont ELECTRICITY/GAS Both utilities are available to the sites without restrictions. ADJACENT LAND USES Adjacent properties to both sites are in residential use. The Hopkins site is bordered on two sides by the Riverside Condominiums which are of significant- ly higher density than that proposed. The Cooper site is bordered by a six unit condominium project on the west, a 20 unit condominium on the south and a triplex and commercial on the east. The proposed land uses support the city's zoning and general plan objectives of placing density where facilities are within easy walking distances. The employee units are within easy walking distance or public transit distance of their required services. The free market units are close to skiing, dining, entertainment and retail uses. ARCHITECTURAL CONSIDERATIONS The enclosed architectural concept drawings show building elevations, floor plans, site relationships and landscaping. The building emphasis will be on energy conservation. R-20 walls and R-25 ceilings will be provided along with double glazing on all windows. Insulating drapes will be provided on the free market units while smaller windows on the employee units will aid in conservation. The 14 free market units will have free-standing, heat generating, outside air fireplaces capable of heating the entire unit. Exterior materials on free market units will include a redwood beveled siding parapet and wood lap siding. The employee housing will feature T-l.11 plywood siding and lap siding on the parapet. PROPOSED CONSTRUCTION SCHEDULE Construction is planned to begin in the spring of 1980 with completion by Christmas. ,■ is t in, C=W 1---] z tom- �• Cam' a'' c'- o' 57 p 17 t7 d 9 ©e 0� o QO Al �__. �cd�PSR�aG� >. Pig tZ % ecac-A r A 2 L.,, pac lu E\�4 Ccar w t--, SNvj 51 Z-E '. 151COO 5F + s?L 105 @ 8CO SI" = 1 I2CV GF- 10,5 I-oT s Iz& : 76M sF '013 5'7ublo5 @ 8cn 5F = Moo 5P. -1. &EGRXVA5 e 1000 s 4COD 5 F J C0.25 �5 a600 5. F o I � I 3ro/ �l.ro�� HDLlSI N6 5 T R- r-, S -r F*I IZ 5 T P*Lv0 F P LA41.-4 - T U N I Ts - 0 GcCP� �/ D�I�ANT p• i2 K � N � �Y7- G o o p E IZ- S 1 1?- e el 4Gox&,,;►e. I'' y 2�� .`7 �!/�N �I.CX�EZ PLAN p F-SE Mp•F*t:F-i UW I TS -------------- ----- -- ---- ---- ---------- ,� iuiFM-!w 1111111111A11 fI IIIiIl 11111 I�i ' i 3 srtupla i ( 3 V71*1ES ) 0 4 - O N E 95C PQOC:V A5 1�EDgz>OM I Ell f; J A Karen Smith Planning Director City of Aspen Aspen, Colorado Karen, 420 E. HOPKINS STREET ASPEN, COLORADO 81611 Chief Willard Clapper Aspen Volunteer Fire Department December 20, 1979 Greg Cole presented a G.M.P. project to me which utilized two lots. The Cooper Street site included 14 studio units, the Hopkins Street site contains 7 units. Distance to the Cooper Street site from the hydrant is less than 100 feet. Distance to the Hopkins Street site is also 100 feet from the hydrant. Our response time is good for close in locations such as these. Each lot will be reached within 4 minutes maximum. I should also note that natural gas is available adjacent each site in the alley on Cooper Street and in Hopkins Street. Sin erely, Willard Cl pper ✓� Fire Chief P.S. I should also note that if an interconnect is pro- vided (thru the water tap fees) between Hopkins and Cooper the entire 4.5 block area will be better served by hydrant capacity. Some weight should be given to an improvement such as this to the neighborhood. M Karen Smith ' Planning Director City of Aspen Aspen, Colorado RE: G.M.P. Application for 21 units Dear Karen, PEN t r e e t 11611 Jim Markalunas Aspen Water Department 20 December 1979 I have reviewed the application being submitted by Greg Cole on Cooper Street and Hopkins Street. The fourteen studios being considered for the Cooper Street site cannot be serviced by the existing 5z" steel transmission line located in Cooper Street. The Hopkins Street site could be served by the existing 6" main in Hopkins Street, However, the main is currently a three block "dead end". Additional development would tend to deteriorate existing service unless an inter- connect were provided. Should the developer agree to construct an 8" D.I.P. in Cleveland Street - an interconnect between Hopkins and Cooper supplied by the twelve inch main in Hyman, we would endorse fully both projects. Payment for and/or cost participation of the interconnect by the City or the developer would be negd tiated prior to issuance of any tap permits. One suggested method of funding the interconnect would be waiver of all or a portion of the P.I.F. fees as an exchange for the construction of the 81, D.I.P. interconnect. We fully support this concept as it resolves serious dis- tribution deficiencies in this neighborhood area. I should also state that any project which improves the water distribution system as a whole should be given bonus points under the GMP submission. 1 w w ww w ww ww ■■� �w w w w w ww ww �w Page 2. The water demand for the Cooper Street site amounts to 248 fixture units at $50 each, or $12,400 in plant investment funds. The water demand for the Hopkins site would be 124 fixture units or $6200. A very rough estimate as to the interconnect cost would be $20 per foot times 650 feet, or $13,000. So plant investment fees could cover this necessary improvement. The overall city water system has adequate capacity to support the added demand of the whole project. incere , J m Markalunas A pen Water Department ASPEN SANITATION DISTRICT P. O. Box 528 Tele. 925-3601 ASPEN, COLORADO 81611 Karen Smith Heiko Kuhn Planning Director AMSD & ASD Dist. Mngr. City of Aspen Aspen, Colorado Aspen, Colorado December 20, 1979 R.E. 11G.M.P.11 Submission presented by Greg Cole. Karen, Greg and I discussed the availability of adequate sewage facilities for a project on two separate lots in the east end of town. One site is 7800 SF on Hopkins, planned with 7 units. The other, 15,000 SF on Cooper, planned with 14 studio units. Following are some comments which will aide in your grading the project. A. The city has adequate excess capacity available for the entire project B. The design sewer demand amounts to (25)gpm x 21 units = 525 gallons per minute C. The nearest trunk line is in alley between Cooper Street and Durant Street for the Cooper Street site and in Hopkins Ave. for the Hopkins Street site. D. The excess capacity now available amounts to 400,000 gallons allowing capacity for this project - assuming this project is built next year without anymore excessive building pro- jects for 1980. Sincerely, Heiko Kuhn AMSD & ASD Dist. Mngr.