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AGENDA
CITY COUNCIL WORK SESSION
March 21, 2022
4:00 PM, City Council Chambers
427 Rio Grande Place, Aspen
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I.WORK SESSION
I.A.Housing – Council Goal: Lumberyard Affordable Housing Design Process Update
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Page 1 of 4
MEMORANDUM
TO: Mayor and Council Members
FROM: Chris Everson, Affordable Housing Project Manager
THROUGH: Rob Schober, Capital Asset Director
MEMO DATE: March 18, 2022
MEETING DATE: March 21, 2022
RE: Lumberyard Schematic Design Update #4: 75% Schematic Design
SUMMARY:
The Lumberyard affordable housing schematic design has been further developed based on City
Council direction from the work session on February 14, 2022. The project team will present the
75% schematic design for the Lumberyard affordable housing project with 310 affordable housing
units. The team will also present a recommended alternate 75% schematic design plan with a
reduced unit count.
BACKGROUND: Below is a summary of design updates to City Council.
Aspen City Council design updates - Conceptual Design Process 2019-2020
November 18, 2019: Team presented community outreach #1 results and “density heat maps”.
Council directed team to present design alternatives at community gatherings in early 2020.
March 2, 2020: Team presented community outreach #2 results. Council directed team to
advance conceptual studies with unit counts from 140 to 500+ units, traffic impact analysis,
municipal code for parking maximums, advance childcare, discontinue lumberyard option,
perform air and noise testing.
July 6, 2020: Team introduced five massing studies, Concept 1 High 450 units, Concept 1 Low
216 units, Concept 2 High 450 units, Concept 2 Low 217 units, Concept 2 co-living 501 units.
Council directed team toward an overall unit count of 300+ units.
October 26, 2020: Team presented preliminary results of outreach #3 and a narrowed set of
conceptual plans, Concept A 250 Units, Concept B 300 Units, Concept C 330 Units. Council
directed team to pursue 300+ units with underground parking, some four-story massing, childcare,
sustainability.
November 23, 2020: Team presented results of outreach #3 and preliminary technical studies,
civil, traffic, air, noise, geotech and final 2020 conceptual master plan with 310 units, 15+
buildings, 68% rental, 32% ownership, 100% underground parking, 1/3 4-story, 2/3 3-story,
childcare. Council direction included concerns over 100% underground parking, tight spacing
between buildings, building heights/orientation, noise, target user mix.
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Page 2 of 4
Aspen City Council design updates - Schematic Design Process 2021-2022
November 1, 2021: Team presented alternatives to address 100% underground parking
concerns. Project team presented four 310-unit schemes with varying above ground parking,
Pivot, Latch, Hinge, Flange. Council direction included: push buildings back toward Deer Hill,
explore above grade parking structure, Hinge and Flange generally aligned with Council, seek
community feedback on all four schemes.
January 10, 2022: Team presented initial results of outreach #4 and updated Pivot, Latch, Hinge,
Flange 310-unit schemes. Council directed team to go with a modified Hinge scheme with 3 large
buildings, design toward Enterprise Green Communities Plus certification with 75% renewable
offset, address concerns of livability of large buildings and 4-story height.
February 14, 2022: Team presented updated site plan with 310 units in 3 large buildings, 100%
4-story and fire road access around the site. Council direction included reduce so that it does not
show as 5-story mass, avoid using vertical blocks to break up facades, celebrate the solar don't
hide it, more modern, more durable/natural materials, make building fade into Deer Hill, request
the design team present a recommendation.
REQUEST OF COUNCIL:
Council is asked to carefully review and choose one scheme, from the two being presented today,
to further develop into 100% Schematic Design for delivery on May 2, 2022.
DISCUSSION:
At the Aspen City Council work session on February 14, 2022, the project team presented the
Lumberyard affordable housing 50% schematic design with 310 units in 3 large buildings, 100%
4-story and fire road access around the site. Council direction included the following:
• Avoid the trite practice of blocks of vertical mass and color to break up facades.
• Express the sustainable goals, celebrate the solar, don't hide it.
• Continue to push the design toward more modern.
• Push the materiality, mountain modern, durability, natural materials, blend with Deer Hill.
• Study height and reduce so that it does not show as 5-story mass.
• Design toward Enterprise Green Communities Plus sustainability certification with 75%
energy offset with on-site renewables, and research stretch goals for zero carbon and
Living Building Petal Certification.
• What is the design team’s recommendation for the best path forward? Please present a
design that you recommend.
In today’s work session, and based on the direction shown above, the project team will present
the 75% schematic design for the Lumberyard affordable housing project with 310 affordable
housing units. The team will also present a recommended alternate 75% schematic design plan
with a reduced unit count.
Council is asked to carefully review and choose one scheme, from the two being presented today,
to further develop into 100% Schematic Design for delivery at the Council work session scheduled
for May 2, 2022.
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Page 3 of 4
Schematic Design Estimate:
The schematic design estimate is currently underway. The estimate will include a phasing plan
beginning with site deconstruction and recycling, access and infrastructure construction, followed
by three phases of housing facilities construction. The current aim is to present the estimate and
phasing plan along with the 100% Schematic Design at the Council work session scheduled for
May 2, 2022.
Air Quality Testing:
We are awaiting a final report from our recent volatile organic compound (VOC) air sample testing
at the Lumberyard site. Preliminary results appear to be similar to those reported January 19,
2021 by Pitkin County. A detailed report with updated findings will be published along with the
100% Schematic Design at the Council work session scheduled for May 2, 2022.
City Environmental Health staff have facilitated the installation of two particulate matter (PM2.5)
PurpleAir sensors at the Mountain Rescue facility. The sensors are up and running. Real time
and historical data from those sensors is currently available at www.purpleair.com by clicking on
Map, Real-time Map and then pan and zoom the map to the Mountain Rescue location and click
on those sensors to see data. Findings will be published along with the 100% Schematic Design
at the Council work session scheduled for May 2, 2022.
Transportation Impact Analysis:
The team has further engaged with City engineering and transportation staff, and a detailed
transportation impact analysis will be published along with the 100% Schematic Design at the
Council work session scheduled for May 2, 2022. In the meantime, a preliminary update is as
follows:
• Fehr & Peers has completed all field observations for AM and PM peak periods
• Initial findings from fieldwork confirm roundabout is bottleneck
• All existing conditions analysis has been completed
• Trip generation and distribution calculations for the Aspen Lumberyard Project Site completed
• Initial transit alternatives analysis will be transmitted to COA within days
• Final report will be complete mid-April
Land Use Actions in Process:
Annexation of the Aspen Mini Storage site is in process. Public notice has been completed. Aspen
City Council public hearings are scheduled for March 22 (1st reading) and April 12 (2nd reading).
An application for subdividing the undeveloped triangle property at the south end of the site is still
being developed. That application is expected to be submitted after second reading for the Min
Storage annexation.
Next Steps:
The project team is planning to deliver the 100% Schematic Design, along with the additional
materials noted herein, at the Aspen City Council work session on May 2, 2022.
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FINANCIAL IMPACTS:
Modifications to the schematic design process schedule and scope of work have caused financial
impacts described in the “Extended SD” portion of Resolution #045 of 2022 – Contract
Amendment for Extended SD Services & Sustainability Implementation, Lumberyard Design
Team. This item has been included on Aspen City Council’s consent agenda at the March 22,
2022 regular meeting.
RECOMMENDATIONS:
Staff recommends that Council carefully review and choose one scheme, from the two being
presented today, to further develop into 100% Schematic Design for delivery on May 2, 2022.
CITY MANAGER COMMENTS:
ATTACHMENTS: Exhibit A – Presentation slides including appendix
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CITY COUNCIL WORK SESSION I MARCH 21, 2022
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4.0 TODAY’S DISCUSSION
4.1 COUNCIL’S ASKS
4.2 DESIGN UPDATES
4.5 PATHWAY FORWARD WITH A SPECIFIC
RECOMMENDATION
5.0 WHERE WE ARE GOING
3.0 VISION & GUIDING PRINCIPLES
2.0 WHERE WE ARE NOW
1.0 WHERE WE HAVE BEEN
TODAYS TOPICS
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WHERE WE HAVE BEEN
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WHERE WE HAVE BEEN
Recap of 02.14.2021 City Council Work Session
• Is the concept development shared today acceptable to proceed with in
regards to livability and architectural character?
• Continue to push Livability on-site
• Unit count - should it be reduced? Are we asking too much?
• Study bike trail - several street crossings
• Continue to push the design
• More modern, unique
• Celebrate and accentuate sustainable components
• Push the materiality - mountain modern, lighter woods, durability, and natural materials over paint colors, fade into Deer Hill.
• Study height - reduce the perceived height
• Continue to design toward Enterprise Green Communities Plus
sustainability certification. 75% energy offset with on-site renewables
and stretch goals for approaching zero carbon and Living Building Petal
Certification, recycled water is not an attainable stretch goal.
• What is the design team’s recommendation for the best path forward?
• Two schemes to address the question”are we asking too much?”
• Staying the course with 310 units, solving with design
• Creating more elbow room by reducing unit count
1.0
0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
DDDW0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTHOur asks from the Meeting
Our Takeaways / Tasks
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TASK AT HAND
Programmatic Elements
• 11.3 Acre Site
• Program of 310 Affordable
Housing Units
• High Density 30+ Units per acre
• On-site resident parking for 432
cars
• Combination of Rental and For
Sale Units
• Phased approach to construction
over 10+ years
• Sustainable and Resilient Design
• Space for Childcare Center on
Site
• Trail Connectivity
• Access to Daylight Views within
Housing Units
• A Public Transit Stop
• Noise Mitigation to adjacent
Highway & Airport
• Elevator Access to Upper Level
Housing Units
• A Safe and Inviting Pedestrian
Experience
OUR CHALLENGES
• Tight spacing between buildings, access to daylight
• Concern about building scale, heights and orientation
• Noise Mitigation
• Innovation through modular design and sustainable building
strategies
• Demographics of target user mix (i.e. “who is this housing
for?”)
• Maintain a schedule for construction to begin in 2024
• Finding the balance between competing priorities
1.0
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WHERE WE ARE NOW
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Where we are at
What we will cover
Our ask of you:• Unit count and parking is the priority: 310 units / 432 spaces
• Life safety has been addressed with loop roads for fire access to serve
this unit count.
• The design addresses the requirement for accessibility, providing
elevator access to 100% of the units.
• In pursuit of the highest sustainability goal of any housing project in
Aspen.
• A balance between open space, efficient underground parking and
surface parking.
• 10% increase in bedroom count over initial unit mix, resulting in 492
bedrooms planned
• What does it look like when we address council’s comments about the
design and maintain 310 units with 432 parking spaces?
• What does it look like when we create a little more “elbow room” by
reducing the unit count and increase quality of life on-site
• What does this team recommend as the best path moving forward?
Choose one scheme to develop into 100% Schematic Design
TODAY’S OBJECTIVES2.0
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Near-term Timeline
OVERALL DEVELOPMENT TIMELINE
Mid January - December 2022
Land Use Entitlement Process and Planned
Development Documentation
March 21, 2022
Present 75% Schematic Design to Council - additional check
point to make sure the project is set up to succeed
May 2, 2022
Present Final Schematic Design to Council, Post Final Schematic
Design Package on Project Website.
Cost Estimation Underway
May 3, 2022
Preliminary Sources and Uses Development Budget Meeting with
Heads of City Departments
May – September 2022
Design Development, Land Use Application and Preliminary
Budgeting
January 2023 – October 2023
Construction Documents
October 2023 – January 2024
Bidding
February 2024
Construction Start on First Phase
2.0
YOU ARE HERE
2005 2022 2023 2024 ... 20282027202520202019201620112007
City of Aspen Reserves Ability to Develop Housing at 3+ acre “Triangle Parcel” North of BMC West
Use of Housing Funds to Purchase BMC West Property 4+ acres
Annexation of BMC West Property into Aspen City Limits
Lease Assumed by ProBuild/BFS, Extended through 7/31/2025
Community Outreachand Conceptual Design Process Begins
Community Outreach, Conceptual DesignTarget of 310 Units,Purchase of 3-acre Mini Storage Property
Complete Schematic Design, Submit Development Application forApproval Process
Remaining Phases of Housing Construction and Occupancy TBDTarget for First Phase of Housing Construction to Start
Target for Occupancy of First Phase of Affordable Housing
PD Recording,Construction Documents,Building Permit Application Process
Target for Access & Infrastructure Construction Start
Parking Alternatives Analysis, Schematic Design Community Outreach, Mini Storage Annexation Application
2021
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VISION & GUIDING PRINCIPLES
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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.
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.
City of Aspen - 2012 Aspen Area Community
Plan
(Housing Section) Vision
Philosophy
3.0 VISION
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3.0 VISION
The goal of APCHA is to provide affordable housing opportunities through
rental and sale to persons who are or have been actively employed or self-
employed 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.
Aspen/Pitkin County Housing Authority
(2021 APCHA Housing Regulations) Mission Statement
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A stable, thriving affordable neighborhood.
Pedestrian friendly, environmentally sustainable,
connected, and welcoming.
Looks, lives and feels authentically Aspen!
VISION STATEMENT
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3.1 COMMUNITY CONNECTION
Defining Community Connection
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.
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.
A connected community can greatly contribute to well-being and
contentment in day-to-day life.
What success might look like:
• Adequate parking on-site so as not to negatively impact neighboring
areas
• 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
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Defining Sustainability
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.
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.
What success might look like:Energy
• 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
• Healthy and sustainable building materials
• Dedicated and filtered fresh air
• Increased daylighting and well controlled electric lighting
3.2 SUSTAINABILITY
- City of Aspen Climate Plan.
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.
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Defining Pedestrian Friendly
3.3 PEDESTRIAN FRIENDLY
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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Defining Living Well
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?
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.
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.
3.4 LIVING WELL
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
• 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
ASPEN TIMES
SKI MAGAZINE
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Defining Authentically Aspen
A practical rugged quality that reflects the alpine lifestyle of this historic mining
town turned ski destination.
SURVEY RESULTS:
3.5 AUTHENTICALLY ASPEN
“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”.
“...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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COMMENTS & QUESTIONS
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TODAY’S DISCUSSION
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4.0 DESIGN UPDATES
Timeline
NOV. 1, 2021 COUNCIL WORK SESSION: PARKING ALTERNATIVES
JAN. 10, 2022 COUNCIL WORK SESSION: UPDATED PARKING
ALTERNATIVES
FEB. 14, 2022 COUNCIL WORK SESSION: SCHEMATIC DESIGN PROGRESS
UPDATE
MARCH 21, 2022 ADDITIONAL COUNCIL WORK SESSION: 75% SCHEMATIC
DESIGN PROGRESS UPDATE
How to Use this Section
The Design section of this document will focus
on the exploration of how to solve the challenges
of the Lumberyard project. Design explorations,
such as drawings, are a critical tool in which the
team synthesizes information into a relatable
format to spur discussion and further exploration,
but also to drive consensus.
The type and scale of these explorations will
be particular to the moment in time within the
design process, but will always be specific to
conversations and studies necessary to move
the project forward. This section will serve a
chronology of solutions or possibilities presented
to various stakeholder groups.
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4.1 COUNCILS’ ASKS
City Councils’ Feedback from February 14, 2022 Meeting
• Continue to push Livability on-site
• Unit count - should it be reduced? Are we asking too
much?
• Study bike trail - several street crossings
• Continue to push the design
• More modern, unique
• Celebrate and accentuate sustainable components
• Push the materiality - mountain modern, lighter
woods, durability, and natural materials over paint
colors, fade into Deer Hill.
• Study height - reduce the perceived height 0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
DDDW0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
What we will look at today
• What does it look like when we address council’s comments
about the design and maintain 310 units with 432 parking
spaces?
• What does it look like when we create a little more “elbow
room” by reducing count 15%
• What does this team recommend as the best path moving
forward?26
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4.2 DESIGN UPDATES
Site Scheme Progress
WHAT HAS CHANGED?
• Redesigned the units to be 100% modular construction.
• Turned the back road on Building 3 into a pedestrian only road.
The parking has been relocated closer to building entrance
• More detailed exploration into each buildings program building’s
• Re-envisioned 3-way trail split to accommodate local and
through bicycle commuter traffic
• Consistent tree lawn and sidewalk separation to accommodate
snow storage, coordinated with CoA Engineering
FEBRUARY
CURRENT 0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
DDDW0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
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4.2 DESIGN UPDATES
Site Scheme Progress: Updated 310 Unit Site Plan
0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
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4.2 DESIGN UPDATES
Site Scheme Progress: Close Up of Building 3 Adjustments
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4.2 DESIGN UPDATES
Site Scheme Progress: Overhead Site Perspective
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4.2 DESIGN UPDATES
Building Design: Program
Unit Mix Totals %Building 1 %Building 2 %Building 3 %
1BD/1BA 158 51%58 51%47 49%53 52%
2BD/2BA 122 39%40 35%40 42%42 42%
3BD/2BA 30 10%16 14%8 8%6 6%
Number of Units 310 114 95 101
Building SF 98,051 40,151 28,609 29,291
Parking Level SF 90,981 36,430 27,019 27,532
Total SF 189,032 76,581 55,628 56,823
Bedroom Count 492 186 151 155
ANCILLARY & SUPPORT SPACES
• Management & Leasing Office
• Community Rooms, Roof Decks,
Terraces
• Staff & Common Restrooms
• Maintenance Workspace
• Mail & Package Delivery Rooms
• Trash, Recycling & Compost Rooms-
multiple per floor
• Mechanical, Electrical, Data Rooms
• Elevators, Stairs & Corridors
• Underground parking structure and
support spaces
• Resident storage- outside of units
• Planning for phased and modular
construction
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4.2 DESIGN UPDATES
Living & Bedroom spaces push
to the exterior walls to best take
advantage of daylight & views
All bedrooms sized to allow for king beds and flexibility with
furniture
Walk-in closet in primary
bedrooms
Stacked washer/dryer to create
more usable space in linen closet
Bathtubs in every unit for families
Building Design: 1-Bed Unit Plan
Private balconies or terraces, sized
to allow a variety of functions
Open floor plans to give residents
flexibility in furniture layout
Galley style kitchen to allow
residents to use a dining table, a
furniture island, or both!
In-unit storage
Module Legend:
L1 B1
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4.2 DESIGN UPDATES
Building Design: 2-Bed Unit Plan
Open floor plans to give residents
flexibility in furniture layout
Galley style kitchen to allow
residents to use a dining table,
furniture island, or both!
Mud-room with cubbies to store
all your outdoor gear and a
washer/dryer
Private balconies or terraces, sized
to allow a variety of functions
All bedrooms sized to allow for
king beds and flexibility with
furniture
Primary bedroom suite
Additional storage
Walk-in shower and tub to suit a
variety of needs
Module Legend:
L2 B2 B3
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4.2
Building Design: 3-Bed Unit Plan
Private balconies or
terraces, sized to allow
a variety of functions
Large contiguous living
& dining space for
flexibility of furniture
Built-in desk nook to
help with WFH!
Extra in unit storage to
suit whatever your need
Mud-room with cubbies
and a washer/dryer
All bedrooms sized to
allow for king beds and
flexibility with furniture
Primary bedroom suite
Additional storage
Walk-in shower and
tub to suit a variety of
needs
DESIGN UPDATES Module Legend:
L3-A L3-B B4 B2 B3
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4.2 DESIGN UPDATES
Building Design:
Building 2 Floor Plans
Lower Level Parking
Ground Floor
Upper Floors (Level 2 - 4)
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4.2 DESIGN UPDATES
Building Design: Building 1 Ground Floor Plan
DN
UP
Private patio
with street entry
for ground-level
units!
Light filled stairways
always easily accessed
from units
Multi waste
/ recycling /
compost stations
per floor
On-Site Leasing
Office
Unit entries
recessed from
corridor to create
a better sense of
personal space
Corridors always
end with light and
views
Light-filled lobby w/
multiple elevators,
feature stair, mail &
package rooms
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4.2 DESIGN UPDATES
Building Design: Building 2 Ground Floor Plan
Private patio
with street entry
for ground-level
units!
Light filled
stairways always
easily accessed
from units
Multi waste
/ recycling /
compost stations
per floor
Unit entries
recessed from
corridor to create
a better sense of
personal space
Corridors always
end with light and
views
Large covered
communal area at
main entrance
Light-filled lobby w/
multiple elevators,
feature stair, mail &
package rooms
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4.2 DESIGN UPDATES
Building Design: Building 3 Ground Floor Plan
DN
UP
Private patio
with street entry
for ground-level
units!
Light filled stairways
always easily accessed
from units
Multi waste
/ recycling /
compost stations
per floor
Unit entries
recessed from
corridor to create
a better sense of
personal space
Corridors always
end with light and
views
Light-filled lobby w/
multiple elevators,
feature stair, mail &
package rooms
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4.2 DESIGN UPDATES
Defining the Lumberyard Aesthetic
Rooted in place
A biophilic response to the native flora
and seasonality
A nod to the history of the site
Thoughtful in attitude towards it
neighbors
Celebratory in its preservation of
surroundings
A new spin on Mountain Modern
Not tied to familiar form
Simplicity in use of color, rich in use of
texture
Natural & Authentic use of materiality
Honest in its construction
Interest at multiple scales
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4.2 DESIGN UPDATES
Aesthetic Building Blocks
Context and Materiality
Taking inspiration from Deer Hill and
the surrounding site, the colors and
textures used in the Lumberyard will
reflect the vegetation and seasonality of
the native landscape.
This biophilic approach will allow
the Lumberyard to ‘blend in’ with its
surroundings to carry your eyesight to
the surrounding sagebrush and Deer
Hill.
Balanced with the natural context, the
materials also pull from the built context
of adjacent buildings and the past use
as the lumber yard mixing woods and
metals.
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4.2 DESIGN UPDATES
Aesthetic Building Blocks
Massing:
Drawing the Eye Down
At the upper level, the Lumberyard buildings
will step back to reduce the pedestrian
perception of height by pushing that height
out of the field of view.
Additionally, elements will be used to create
visual interest and break up the facade both
horizontally and vertically. These elements will
be capped at the lower building levels to help
keep the eye level lower on the building.
Soften the Ground Plane
The perception of height is amplified when
the building meats the ground in hard way.
The lumberyard will use layering, terracing
and landscaping to soften this perception at
a distance and to create a positive pedestrian
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4.2 DESIGN UPDATES
Aesthetic Building Blocks
Passive Solar:
Shading Devices
Window exposure can be leveraged
along with local climate to reduce
energy consumption through
accepting heat gain in winter
months and shading the windows in
the summer.
At the lumberyard, each building
face will be tuned to its orientation
to maximize this effect while
also permitting daylight to the
interior. The additional faceting
of the facade with these devices
additionally aids sound deadening
from the street and airport.
South Facing - Winter
East/West Facing - Winter
South Facing - Winter
East/West Facing - Summer
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4.2 DESIGN UPDATES
Aesthetic Building Blocks
Active Solar:
Photovoltaics
In meeting our energy offset goals,
photovoltaic arrays and their
orientation become a formational
component of the Lumberyard
aesthetic.
Rather than bending the building
aesthetic to will of the photovoltaic
requirements, the Lumber yard
will instead look to be overt in
celebrating photovoltaics, using it
create the aesthetic and support the
approach to building massing.
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4.2 DESIGN UPDATES
Building Design: Massing & Articulation Study
Unit stacking and
variation provide
natural variety
Vegetated and
terraced buffers to
ground-level patio
entries to create
privacy and soften
base of building
Building 2 Street
Level Perspective
Roofs oriented
optimally to
maximize solar
potential
Large Roof
Overhangs:
Increases PV area
and provides shelter
from the elements
Increased glass at
communal areas to
bring in daylight
and views
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4.2 DESIGN UPDATES
Site Scheme Progress: Creating Elbow Room
WHAT HAS CHANGED?
• 15% reduction in units
• Less Parking
• More room for storage
• More room for green space
• Accommodates sidewalk separation
• Accommodates snow storage
• 100% ground floor units accessed off sidewalk
• Provides some fourth floor units with exterior
entries and roof terraces
• Provides common roof terrace space
• Strategic height reduction fronting 82 resulting
in partial 3 story heights
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4.2 DESIGN UPDATES
Site Scheme Progress: Creating Elbow Room
0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
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4.2 DESIGN UPDATES
Site Scheme Progress: Street Section Design
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4.2 DESIGN UPDATES
Site Scheme Progress: Building 3 Step-Back Floor Plans
DN
UP
Ground Floor
Fourth Floor
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4.2 DESIGN UPDATES
Site Scheme Progress: Building 3 Step-Back Section Design
310 Building Section ‘Elbow Room’ Building Section
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4.2 DESIGN UPDATES
Building Design: Program
Unit Mix Totals %Building 1 %Building 2 %Building 3 %
1BD/1BA 125 47%47 48%43 47%35 45%
2BD/2BA 112 42%36 37%40 44%36 47%
3BD/2BA 29 11%15 15%8 9%6 8%
Number of Units 266 98 91 77
Building SF 90,793 37,653 27,434 25,706
Parking Level SF 86,895 34,367 27,263 25,265
Total SF 177,688 72,020 54,697 50,971
Bedroom Count 456 164 147 125
ANCILLARY & SUPPORT SPACES
• Management & Leasing Office
• Community Rooms, Roof Decks,
Terraces
• Staff & Common Restrooms
• Maintenance Workspace
• Mail & Package Delivery Rooms
• Trash, Recycling & Compost Rooms-
multiple per floor
• Mechanical, Electrical, Data Rooms
• Elevators, Stairs & Corridors
• Underground parking structure and
support spaces
• Resident storage- outside of units
• Planning for phased and modular
construction
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4.3 PATHWAY FORWARD
Inflection Points
Underground Parking
• Community feedback showed 64% preference for all
underground parking
• Is the current balance of 43% surface and 57%
underground parking provided acceptable?
Building Height
• Community feedback showed 58% preference for a mix
of 2-3 story buildings while 31% favored 4 stories
• We are showing 4 stories balancing unit count, open
space, and parking cost
• Do you support continuing with the 310 unit 4-story
approach or the 266 unit 3/4 story split approach?
Trails
• The initial project goal was to improve the current trail
experience
• The Lumberyard is envisioned as a destination for the
trail; it is a hub of multi-modal transportation.
• Is the proposed 3-way split trail configuration
acceptable?
Character
• Community feedback showed a preference for
“Mountain Modern”
• Your direction was to provide a more modern design
that expressed the sustainable aspect of the building
• Is the design character we have shown using a palette
of natural materials with tones inspired by Deer Hill
acceptable to continue to develop?
Exterior Access
• Community feedback showed a preference for exterior
access to units
• We are providing exterior access to ground floor units
and elevator access to 100% of the units in lieu of
exterior access throughout
• Is the combination of interior and exterior access as
presented acceptable?
Unit Mix
• The initial unit mix favored studio and one-bedroom
units.
• A demographic study suggested replacing studio units
with more two- and three-bedroom units impacting the
overall square footage and footprints of the buildings.
• Is the unit mix presented with each scheme acceptable?
Unit Count
• One scheme shows 310 units, one shows 266 units -
reducing unit count in favor of long term livability
• Your direction was to develop a recommendation, which
we are basing on the guiding principles and all other
project criteria to enhance resident quality of life
• Do you support continuing with 310 units or reducing
the unit count to 266 units?
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4.3 PATHWAY FORWARD
Recommendation
Our recommendation is based on the vision for the project:
A stable, thriving affordable neighborhood.
Pedestrian friendly, environmentally sustainable, connected, and
welcoming.
Looks, lives and feels authentically Aspen!
We recommend reducing unit count by 15% and associated
parking to improve the overall long-term livability and quality of
life for all future residents while making a significant impact on the
local affordable housing crisis.
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COMMENTS & QUESTIONS
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WHERE WE ARE GOING
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WHERE WE ARE GOING
Our Ask of
You Today
Moving Forward
Choose one scheme to develop into 100% Schematic Design
May 2nd : Council Work Session Presenting 100% Schematic Design
Between now and then, the design team will be incorporating council comments,
increasing the level of specificity in the design, completing the traffic impact analysis,
and further exploration and integration of sustainable strategies. This work will be the
basis for preliminary cost estimates and the development of a financial proforma and
strategy. Our ask of you will be to confirm that the scope represented in Schematic
Design is adequate for moving the project into subsequent design phases.
YOU ARE HERE
2022 2027 2028 ...20242023 2025
Complete Schematic Design, Submit Development Application forApproval Process
Remaining Phases of Housing Construction and Occupancy TBDTarget for First Phase of Housing Construction to Start
Target for Occupancy of First Phase of Affordable Housing
PD Recording,Construction Documents,Building Permit Application Process
Target for Access & Infrastructure Construction Start
55
thank you.thank you.
303 East 17th Avenue, Suite 105
Denver, CO 80203
720.359.1416
cushingterrell.com
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APPENDIX
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