HomeMy WebLinkAboutFile Documents.33 MINING STOCK PKWY.0093-2020-BRES (47)
April 27, 2020
City of Aspen, 130 South Galena Street, Aspen, CO 81611 Page 1 of 5
Chris Everson
Affordable Housing Project Manager
City of Aspen
130 South Galena Street
Aspen, CO 81611
Philip Supino
Community Development Director
City of Aspen
130 South Galena Street
Aspen, CO 81611
RE: Request for Amendments to Burlingame Ranch Affordable Housing Phase II PUD
Mr. Supino:
As the developer of the next phase of the Burlingame Ranch Affordable Housing Phase II
Subdivision, the City of Aspen is herein requesting insubstantial amendments to the recorded
Burlingame Ranch Affordable Housing Phase II PD.
Following meetings with City of Aspen Planning, Engineering, Building Department & Parks, Items
A through G described below will require recording due to minor variation from the recorded
development approvals set forth in City of Aspen Ordinance 22 of 2011 and the recorded PD plan
set (Pitkin County Clerk and Recorder Reception #598457) as well as the recorded Development
Commitment (Pitkin County Clerk and Recorder Reception #598455).
With regard to such amendments to the Burlingame Ranch Affordable Housing Phase II PUD, City
of Aspen Ordinance 22 of 2011 states the following:
Section 21: Amendments
Amendments to change the unit layouts, changes to the mix of unit types, changes
to the Categories mix of units, insubstantial changes to the building locations or
configurations, changes to the location of carports, surface parking, or common
amenities, insubstantial changes to the proposed architectural detailing or roof
profiles, insubstantial changes to the transportation/mobility plan, and other
changes which do no[t] materially change the nature of the development may be
approved by the Community Development Director as an insubstantial
amendment.
City Housing Development Staff and the Design Team at 359 Design are proposing the
amendments herein as Insubstantial Amendments in order to facilitate implementation of
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City of Aspen, 130 South Galena Street, Aspen, CO 81611 Page 2 of 5
incremental improvements which have come partly as a result of community outreach with the
existing homeowners and property management at Burlingame Ranch Phase II (which occurred
in 2019) and partly based on incremental improvements sought among the design team and the
City’s Engineering and Parks Departments.
Prior to transmitting this request to the Community Development Director, City Housing
Development Staff and the Design Team at 359 Design have presented, discussed and vetted
various versions of these proposed amendments with City of Aspen Departments as well as with
City Council in two work sessions. We understand that this does not grant approval, and we are
committed to performing further discussions as needed to facilitate your satisfaction.
Items A, B & C – Revisions to Grading/Landscape Walls – Items A, B & C are being considered
following focused Civil Design and conversations with the Engineering Department in early
February through Mid April 2020. Controlling slopes and creative grading have always been a
design challenge and tool at Burlingame Phase II. Throughout Phase II, many of the steep grades
have been mitigated by the use of boulder retaining walls. This means of control was due to the
large number of boulders found in the grading and the excavation of foundations throughout
Phase II. As the bulk of the major grading at Phase II has been completed, it is anticipated that
there will now be a lack of onsite boulders. While the intent is to use as much boulder wall as
possible, the team is looking to use a landscape stabilized traditional 2:1 grading at a few
locations and engineered walls in some locations, while submitting an alternate process in the
event that more engineered walls are needed.
A. Park 3 Revisions to grading
Located at the Southwest corner of Phase II, Park 3 was considered to be a location for
excess boulders found during excavation. It was anticipated that over time, the grading
and character of this area would be designed and implanted by the Parks Department. In
the absence of excess boulders, the team is proposing 2:1 grading stabilized by landscape
fabrics, appropriate erosion control and the use of a reduced boulder retaining wall at the
heel of the recently constructed City of Aspen Parks Trail. Erosion control and slope
stabilization will be achieved by the application of the Woodstraw product. Woodstraw is
an engineered wood-strand erosion control material with highly effective wind and water
erosion control characteristics that will accommodate the slopes of this area. In addition
to an efficient approach to grading, this approach will provide a much more open palette
for the Parks Department to work with. This item was vetted with City of Aspen Parks,
Engineering and the 359 Design Team on April 20, 2020. The originally contemplated
boulder walls can be seen in the PD Set Grading Plans on C1.01 – C 1.05 of the PD Set.
For the revised proposal, please see Exhibit A.
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City of Aspen, 130 South Galena Street, Aspen, CO 81611 Page 3 of 5
B. Revisions to grading at Carports P8, P9, P12 & P13 at uphill grades
Following a study of the existing grades and understanding the intent of the offsite swale
behind Carports P8, P9 & P12, an alternate grading approach is proposed to significantly
reduce the amount of fill required. To achieve this, the storm drain system will need to
be extended. It appears that the existing downstream system can handle this increased
flow. As a result, a modification to the Drainage Report will be submitted to the
Engineering Department. The revised grading allows for more efficient carport and
boulder/engineered retaining walls. Please see Exhibit B.
C. Alternate Landscape Walls (Exhibit C)
In the event that the remaining excavation and earth moving does not produce enough
boulders to serve as material for boulder retaining walls, the design team would like to
consider engineered retaining and landscape walls. For the Current Design, the main
approach will be the use boulder walls. Understanding that we will be likely short a fair
amount, our suggestion is 3-fold:
1. Design, Document & Submit for Permit - Utilize boulder walls as the main means
of retainage (aside from Carports) throughout the site at all areas, except those
listed in item 2, below.
2. Redesign retaining walls at the stairs between Pods at Buildings 8, 9, 12 & 13 as
gabion walls as shown in Exhibit C2, detail 1.
3. Submit to the Building Department for Permit Review an engineered wall solution
similar to detail 2(with a maximum height of any one lift not to exceed 3’11.5”).
This will be an alternate in the event that an engineered solution is needed due to
lack of on site or donated boulders. We will prioritize the locations to be used.
4. If engineered walls are needed as highlighted in item 3, above, the 359 Design
Team & Affordable Housing Staff will submit an ASI to the Building Department
noting the need for the alternates. This duplication of drawing and progress
should serve as an on demand/in the field changes.
***Item C was discussed with the Engineering Department on March 27, 2020 and
generally agreed upon at our April 20, 2020 meeting.
Items D, E & F – Architectural Modifications. Revised Water Entry Room Locations,
Architectural Privacy Screens & Revised Detailing at Decks and Railings – In mid-October 2019,
the Design Team and City Staff met with the Community Development Department to discuss
potential architectural amendments. Following the conversation, we have refined and further
studied these instances. In addition, items D & E with the City Council in a December 2019 Work
Session.
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City of Aspen, 130 South Galena Street, Aspen, CO 81611 Page 4 of 5
D. Water Entry Room locations(Exhibit D)
The design of Phase II has the water entry room for each “pod” of the buildings either
located on the backside of the buildings above and below occupied space or at the ends
of the “pods” on the downhill side. This can be seen in PD sheets GENERAL SITE P LAN –
C1.O1.A & Architectural Sheets A1-A3. For the next buildings in Phase II, we propose to
move all water entry rooms to the downhill side of the buildings as seen in Building F of
the original PD set, Sheet A-3. The size and shape of our room differs slightly as outlined
in the attached exhibit. These variations are based on a few modification in MEP and solar
energy collection systems from the previous phase as well as continued technology
improvements. Please see Exhibit D.
E. Architectural Privacy Screens (Exhibit E)
Privacy screening has been integrated into the patio and deck spaces throughout. These
screens bring an increased level of privacy from neighboring patios, as well as from the
public space. Please see Exhibit E.
F. Architectural and Structural Detailing at Decks and Railings (Exhibit F)
Structural elements at decks and roofs have switched from glulam to a combination of
steel columns and timber/wood deck structure. This combination will maintain the
texture that is appropriate for the look and feel of these buildings and the neighborhood.
We have worked to maintain wood materials in the areas where they highlight
architectural features or areas that are within human reach. Railings will be a combination
of steel connection and wood products. The decking will be a high quality and durable
wood like composite. Please see Exhibit F.
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City of Aspen, 130 South Galena Street, Aspen, CO 81611 Page 5 of 5
Sincerely,
Chris Everson
Senior Affordable Housing Project Manager
City of Aspen
130 South Galena Street, Aspen, CO 81611
(970)429-1834
chris.everson@cityofaspen.com
cc: Garrett Larimer, City of Aspen
Mike Tunte, City of Aspen
Hailey Guglielmo, City of Aspen
Will Hentschel, 359 Design
Matt Wiedenman, 359 Design
Jesse Swann, Sopris Engineering
Chris Penny, Artaic Group
Enclosures/
Exhibit A - Park 3 Revisions to Grading
Exhibit B - Revisions to grading at Carports P8- P12 at uphill grades
Exhibit C – Alternate Landscape Walls
Exhibit D - Water Entry Room locations
Exhibit E - Architectural Privacy Screens
Exhibit F - Architectural and Structural Detailing at Decks and Railings
Signature of approval
Date
Philip Supino
City of Aspen, Community Development Director
08/26/2020
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