HomeMy WebLinkAboutagenda.council.worksession.20100504THE CITY of ASPEN
MEMORANDUM
TO: Mayor and City Council
FROM: Chris Everson — Affordable Housing Project Manager
THRU: Barry Crook, Assistant City Manager and
Scott Miller — Capital Asset Director
DATE OF MEMO: April 30, 2010
MEETING DATE: May 4, 2010
RE: Conceptualization Update - Burlingame Phase II IPD Design
REQUEST OF COUNCIL: Update and request for public hearing on May 25, 2010 to
formalize City Council conceptual approval of the Burlingame Phase II conceptual master plan
DISCUSSION: The Burlingame Phase II IPD design team has been assembled, and the group is
working hard to gather public input on Phase II of the Burlingame Affordable Housing Project.
Based on the extensive community input to date, the team has developed a conceptual master
plan, and the team's goal is to provide a detailed design for what Burlingame Phase II should
look like, as well as a guaranteed maximum price, by mid -August of 2010. On May 25, 2010, the
design team would like to formalize the Council's conceptual approval of the newly conceived
master plan.
The design team is also herein providing an update as well as recommendations toward the
formalization of the Council's conceptual approval in the areas that follow:
Recap of recent Community Outreach
To date, the IPD team has held two Burlingame HOA meetings at the Burlingame Commons
Building on April 14 and April 29, 2010. In addition, the IPD team held a community open house
on April 29 and a stakeholder group meeting on April 15, which was designed specifically for
people from organizations such as potential housing partners, housing board, housing frontiers
group, planning and zoning, citizens' budget task force, construction experts group and the like.
The design team has also held preliminary technical meetings with the Fire District, CORE,
Sanitation District, Utilities, Engineering, Open Space Board, Parks and Community
Development. To formalize that process, a DRC review has been scheduled for May 12.
The meetings held to date have provided the design team with long lists of feedback from the
community. That feedback is being recorded, categorized, sorted and analyzed for inclusion of
ideas into the master plan where appropriate.
Page 1 of 5
Tur CITV nr Acvrm
The community meetings have been followed -up with emails to attendees that provide a link to
an updated project web site where people can look at all meeting materials such as display
boards, photos, sign -in sheets and all of the collected community feedback. The website also
provides users with the opportunity to leave additional feedback if they desire to do so.
Additional outreach will continue per the schedule, and a second round of community meetings
is scheduled for mid -June, 2010.
Burlin¢ame Phase Il Conceptual Master Plan
The process for designing the new concept master plan started with the City's conceptual plan
which was the basis for the density agreement with the Burlingame HOA. The design team
considered some concepts that could improve on the City's original conceptual plan, presented
those ideas to the community and received feedback on those improvement concepts. Where
appropriate, feedback on those concepts was then carefully incorporated into the creation of the
new master plan.
The road alignment was placed adjacent to Deer Hill which helps to open up the interior of the
site and creates usable open space, new parking opportunities and separates cars from people and
living areas. The building locations and orientations generally follow the site contours which
creates excavation and construction efficiencies. Public parks have been integrated with the
community and help to provide a gentle knitting of the Phase II site adjacent to the existing Phase
I area with the use of two and three-story buildings where appropriate. Site retainage along Deer
Hill has been considered as an opportunity to support carports with integrated lockable storage
which help to provide convenience and more covered parking to more families than was
available in Phase I. The integration of parks and open space into the plan provide an opportunity
for outdoor living areas, patios and decks to directly interact with the common green space.
These improvements also help to improve the project budget by removing parking and storage
from under buildings thus decreasing the intensity of the overall gross building area. The
standardization of buildings creates construction and operational efficiencies that will improve
the budget as well. The direct stacking of flats not only creates construction efficiencies, but also
provides the opportunity for very efficient unit floor plans since there are no internal stairs in the
flats.
The design team has worked diligently to make sure that these improvements are simultaneously
consistent with the principles of the Construction Experts Group recommendations while
creating a highly desirable architectural and community character.
Livability
With regard to overall community character, the design team has endeavored to look at existing
"great places" in Aspen and make every effort to create equally "great places" that people are
excited to come home to.
Page 2 of 5
THE CITY nr ACCFN
Based on the most intense levels of feedback, additional livability details include covered
parking available to more families, outdoor lockable storage integrated with carports, more in -
unit storage and usable utility closets, floor plans that "live big" since flats have no stairs inside,
sod near living areas with native landscape further out from buildings, outdoor living patio areas
adjacent to open space, hose bib at each building, finish level quality like Phase I, mitigation of
sound and vibration transmission, potential for basketball court/skate park/winter skating,
consolidated sodded areas for easy maintenance, mail and trash facilities separate from transit
stations and energy -saving sustainability initiatives like Phase 1.
Visitability
The concept master plan provides 60% Visitability via on -grade access at no substantial cost, and
that number can be increased by 8% with additional grading of walkways which is estimated at
an additional cost of $50,000. At the time of construction, this will provide a level of 68%
Visitability.
Since the Construction Experts Group and Citizens' Budget Task Force recommendations for
greater land utilization called for stacked units, the design team was challenged to create more
opportunity because the upper -level units require stairs for access. However, the buildings are
being designed in such a way that an elevator could be seamlessly retrofitted in the future to each
building, which would create the opportunity to for Visitability to an additional 13% of units at a
cost estimated to be approximately $250,000 per building. These elevators are anticipated to be
designed into an enclosure that would match the building's siding and overall character and thus
would integrate aesthetically with the building. Additional bridging between access decks to and
from the elevator at each building would add an additional 19% Visitability at an additional cost
of approximately $50,000 per building. If this were all to be done at the time of construction, the
total cost for 14 buildings would be over $4 million, but the decision can be made in the future
as -needed, thus 100% Visitability could be achieved via retrofitting of buildings on an as -needed
basis via future retrofitting.
Sustainability
By 2011, the City of Aspen will require the 2009 113C building code and the International Green
Construction Code. Together, these set a high bar for durability and sustainability. Today, we
have additional options for sustainability certification programs such as LEED, Building
America, Green Globes, Green Communities and others. The design team recently consulted
with Joe Lstiburek of Building Science Corp, an expert on mountain and cold -climate
construction, who consulted on Phase I. Mr. Lstiburek provided direction to Shaw Builders in
Phase I, but Shaw did not follow all of Mr. Lstiburek's recommendations.
Mr. Lstiburek and Stephen Kanipe, the City's Chief Building Official, generally agree that
Building America focuses on the right issues and that a durable, highly -efficient building
enclosure that conserves energy is the best approach for investment. The IPD design team agrees
with these principles and recommends that the City continue with the success of the Building
America program and seek to procure grants that will fund participation in that program which
will allow us to focus on energy savings and durability through the creation of highly -efficient
Page 3 of 5
M
THE CITY OF ASPEN
building enclosures and the careful selection of durable materials. It would also be desirable to
simplify the building systems as compared to Phase I, but the team will remain flexible to
systems options until all of the requirements can be fully investigated, which is ongoing.
Construction Methodology
Phase I was built using a combination of wood -panelized and stick -built framing. For Phase II,
building methods being considered are modular, stick -built framing, wood stud panelized
framing, metal stud panelized framing and a hybrid -modular approach. At this time the analysis
is ongoing, and the current design remains flexible to any of these approaches, however the
decision needs to be made fairly soon so that design can continue to move forward.
The standardization of buildings and dwelling units creates efficiencies that can be achieved with
any of these approaches, and the team intends to fully leverage those efficiencies regardless of
the methodology that is eventually selected. Although still at the conceptual stage, the current
analysis of modular construction indicates a 2-3% total project cost savings over on -site stick -
framing. Analysis of options is still in progress and requires additional study. The team's target
cost goal is 10-15% total project cost savings over Phase I total project costs, but as the designs
move forward whether or not this is achievable will become more clear. In the meantime, the
team is carefully designing to both maximize livability and minimize cost to the fullest extent
possible. The team's estimating effort is an iterative process and the next iteration will yield
additional information.
The team's objective is to stay consistent with the principles of the Construction Experts Group
recommendations regardless of the eventual building methodology chosen. Each option is being
looked at in detail with regard to impacts including quality, cost, local labor, durability,
flexibility, efficiency, sustainability, neighborhood disturbance, risk and schedule.
Unit mix and Categories
The as -built Phase I unit and category mix is as follows:
As -Built Burlingame Phase I Multffamily
Category
and Unit Type Distribution
Type J Cat
1
2
3
4
5
6
7
Total
%
1 BR
0
8
4
3
0
0
0
15
27.9%
2 BR
0
11
10
5
3
1
0
30
35.7%
3 BR
0
2
13
9
6
5
4
39
46.4%
Total
0
21
27
17
9
6
4
84
100.0%
%
0.0%
25.0%
32.1%
20.2%
10.7%
7.1%
4.8%
100.0%
CATEGORY AVERAGE 3.6
This unit and category mix has been fairly successful, and the team recommends keeping similar
unit and category ratios as were established in Phase I but with some incremental modifications
based on APCHA housing lottery data. It is also recommended that we take the opportunity to
look for any opportunities that may exist to increase sales revenues while imposing no adverse
Page 4 of 5
7Lj
THE CITY OF ASPEN
effects, if those opportunities exist. Once again, this analysis is ongoing and additional
information is forthcoming.
RECOMMENDED ACTION: Recommend that City Council allow public hearing on May 25,
2010 for the potential approval of the Burlingame Phase II conceptual master plan.
CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A — PowerPoint Presentation
Page 5 of 5
The
City of
Aspen
Burlingame Ranch Phase II Design
May 4, 2010
Page 1
- - .ice:+ twxL/ ._
Burlingame Ranch Phase II
Integrated Project Delivery Design
CONCEPTUALIZATION PHASE
Update
Aspen City Council
May 4, 2010
City of Burlingame Ranch Phase II Design
Aspen May 4, 2010 Page 2 •' `- ? 1f
Agenda:
-:- Progress and Schedule
-:- Recap of Community Outreach
-:- Design Update and Recommendations
-:- Next Steps
N Meeting/AudieMe 0.priRD10 May 2010
I
1 CM Council Update - s-Apw ■
2 NDA Intro Meeting-1
3 StakeMlder Group & Housing Partner Worksesiion - I - is
i
d Cons Ration wiM CM Departments and Agemies 13307,
5 Community Open House-1 27 Ur
6 HOAWorksession.2 I 114p'A
2 City Council Workussion- Design Update and Recommendations
9 DRC Meeting I
9 City Council Worksession- Additional Recommendations
'
30 Ch,Council- Publk Hearing on Conceptual Master Plan
Il Update forloint CAy Counyd/BMC
12 Comrnrn4 MobO. IGosk Program
13 HOA Worksessio .3
14 Stakeh filer• Noosing Partners Worksesdon-2
1S Community Open House-2
16 Oty Council Worksesion-Design Update
'
12 Oty Council Worksession- Design Review
'
Ill Oty Counci Worksessian- Presentation of GMP I I'
19 Oty Counci Wodsession-N.. Election and lmplemenbtion Daa Decision I'
W Final PUD Application I L'
21 Oty Council Worksession- PUD Apprmal
22 City Councl Worksessioo-Ne#step I
I'
2010 I August 2010 1_ Sepwnnber2010_ I. October 2010 I -_November 2010
. R!s z f
City of Burlingame Ranch Phase II Design
Aspen May 4, 2010 Page 4
A
Community Outreach = Recap:
-I i 1 f="
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y,
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M
pen Space
pen Space
pen Space
Use evergreen trees and
Hose bibs (3 checks)
Xeriscape - low mainten
Community gardens es�
Place sprinkler heads wl
Love covered parking
Clarify assigned parkir
Close proximity to ass
Phase I problem with i
No place to park near your storage unit
Avoid the stolen parking space
Incorporate park that caters to older child demogra
Park targets 13 and under. Maybe park in northern corner for
kids - bike trails, balance beams, etc.
System of parks; different demographics, ages, abilities
Park is a good idea (2 checks)
J
F
Welcome to the Burlingame Phase II
Integrated Project Delivery (IPD) Design Project Website
Purpose and philosophy,
Affordable workforce housing helps to sustain a
vibrant, year-round community and a healthy local
economy. Planning for new development of
affordable %vorkforce housing is necessary to not
only stem the loss of free-market workforce
housing that has occurred in Aspen and PitkinCounty
over the years, but also to mitigate against the same
trend continuing in the future.
Please use the links below to get involved!
Our Schedule
Upcoming Outreach Meetings
The IPD Team
Cost and Subsidy
Feedback / Contact Us
Current Design Progress
Past Outreach Meetings
Images
Downloads
Historical Information / Phase I
`By failing to plan,
you are planning to fail. "
- Benjamin Franklin
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vt'1 of Burlingame Ranch Phase II Design ..
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As G May 4, 2010 Page 9
Design Progress - New Concept Master Plan
Major Improvements:
❖ Road alignment adjacent to Deer Hill:
✓ Creates usable open space
✓ Creates new parking opportunities
✓ Separates cars from people & living areas
❖ Buildings generally follow contours, creates efficiencies
❖ Public parks integrated with Phase II community
❖ Gentle knitting of site adjacent to Phase I
❖ Carport covered parking with integrated lockable storage
❖ Two and Three story buildings where appropriate
City The Burlingame Ranch Phase II Design ""'�}
AspenMay 4, 2010 Page 10
Design Progress - New Concept Master Plan
Architectural and Community Character:
>P_Slnn P
KEY:
�12&3REDR TO NH WS
I, 2 & 3 BEDROOM FLATS 0.'
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4 F~
- s
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BUILDING A: STACKED PLANS
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FLAT UNIT
3.
FLAT UNIT
FLAT UNIT
SECTION is THRU FLATS
2BR TH 2811 TH 31311 FLAT
28R TH 2BR TH 3BR FLAT
3BR FLAT
SECTION 2: THRU FLATS & TOWNHOMES
city of Burlingame Ranch Phase II Design
Aspen May 4, 2010 Page 12 ro ; I 11
Design Progress — New Concept Master Plan
❖ Cost Efficiency and Place -Making Synergies:
✓ Removal of under -building parking and storage:
Optimizes building area for dwelling units only
Fewer buildings on the site
✓ Convenience of carports with attached storage units
✓ Combining Deer Hill retainage with carports & storage
✓ Covered stair in center of each building provides connection
✓ Stacked units simplify structures and mechanical systems
✓ Split Level building type reduces site retaining and creates
livable opportunities adjacent to open spaces
❖ Consistent with the principles of the Construction
Experts Group recommendations
The �..�_
y of Burlingame Ranch Phase II Design r .
Aspen May 4, 2010 Page 14
,a
Design Progress - Livability Details
❖ Covered parking available to more families
❖ Outdoor lockable storage integrated with carports
❖ More in -unit storage & usable utility closets
❖ Floor plans "live big" since flats have no stairs inside
❖ Sod near living areas; native landscape further out
❖ Outdoor living patio areas adjacent to open space
❖ Integration of parks and open space
❖ Hose bib at each building
❖ Finish level quality like Phase 1
❖ Mitigation of sound and vibration transmission
❖ Consolidated sodded areas for easier maintenance
❖ Mail and trash facilities separate from transit stations
❖ Energy -saving sustainability initiatives like Phase 1
❖ ...and more...
City of Burlingame Ranch Phase II Design
Aspen May 4. 2010 Page 15
Design Progress — Visitability
+ Current plan provides 60% Visitability via on -grade
access at no substantial cost
•:• Can be increased by 8% with additional grading of
walkways (approximately $50,000 additional cost)
❖ Total potential Visitability at time of construction = 68%
❖ How can we create more opportunity?
The
City of
Aspen
Burlingame Ranch Phase II Design
May 4, 2010 Page 16
Design Progress - Visitability Retrofit
❖ Elevator retrofit can increase Visitability by 13%
(approximate additional $250,000 per building)
❖ Addition of continuous access deck can add another 19%
(approximate additional $50,000 per building)
Potential Future Visitability via Retrofitting = 100%
City of Burlingame Ranch Phase II DesigntT
Aspen May 4, 2010 Page 17
i
Design Progress — Sustainability
•:• He literally wrote the book on building in cold climates
Recommendations: BUILDER'S GUIDE TO
❖ Continue success with Building 0
America ro ram
p g
•'• Seek to procure grants that will fund Cli"mates
participation DETAILS FOR DESIGN AND CONSTRUCTION
❖ Focus on energy savings and DESIGN FOR DETAIL FOR
A COLD CLIMATE A COLD CLIMATE
durability through the creation of Choose, the
fight po Italio�t,
- %an a tight - Conklin dmnogs
highly -efficient building enclosures o`;ec�°�Msidma
a:d�ttQi
heating system BUILD FOR - Avoid mwlytwn
♦ Learn how to keep A COLD CLIMATE gaps
❖ Careful selection of durable materials hoat in wd cotd -Install an ak- vepedy -lash
out barrier window openings
•'• Simplify building systems, remain Ibar mdsturo
• p Y g Y . Fnme.atatiOt NZ
l°" an s+
-Ides
flexible to systems options -
- Avoid cold ron,ets
and plates
❖ Currently researching systems _;DSEPH LSTIBUREK
e W
City of Burlingame Ranch Phase II Design
Aspen May 4, 2010 Page 18
Design Progress = Construction Methodology
❖ Phase One: Combination of wood -panelized and
stick -built framing
❖ Phase Two — Methods being considered
❖ Modular
❖ Stick -built framing
❖ lib
Wood stud panelized '
❖ Metal stud panelizedCost
❖ Hybrid modular Local
, •
f _ .l..C-..max .--�.e.S�►.�„, "�+.., .x ' yZ ,- ",:.,'
dv Flexib:
�S�Y
City of Burlingame Ranch Phase II Design k
Aspen May 4, 2010 Page 19
Design Progress - Unit Mix and Categories
❖ Phase I as -built unit mix and categories:
As -Built Burlingame Phase I Multifamily Category and Unit Type Distribution
Type / Cat 1 1 2 1 3 1 4 1 5 1 6 1 7 1 Total %
1 BR 0 8 1 4 1 3 10 0 0 15 17.9%
100.0%
CATEGORY AVERAGE 3.6
❖ Unit and category mix in Phase I has been successful
❖ Recommended approach to Phase II:
✓ Keep similar unit ratios in Phase II
✓ Keep similar category ratios in Phase II
✓ Incremental modifications based on APCHA lottery data
✓ Look for opportunity to increase revenues while imposing no
adverse effects
.-�
a y of Burlingame Ranch Phase II Design
Aspen May 4, 2010 Page 20
Next Steps with Council
May 18
❖ Additional Recommendations
May 25
❖ The design team is requesting a public hearing on the
Conceptual Master Plan as part of the continuation of
the COWOP Process
❖ Request that Council consider a resolution to approve
the Conceptual Master Plan
The r
City of Burlingame Ranch Phase II Design u
+t
Aspen May 4, 2010 Page 21 - •�
=
May 25 City Council Resolution
❖ Request of Council to formalize the Conceptual Approval
of the Phase II Master Plan including the following major
elements:
❖ Density and unit mix
❖ Building Configurations, ie Stacked Flats and
Townhomes
❖ Land utilization
❖ Parking and storage strategy
❖ Relationships and connections to Phase 1
❖ Architectural massing, height, scale and general
character
City f
Aspen
w
Burlingame Ranch Phase II Design
May 4, 2010 Page 22
Aspen City Council Work Session
Summary
MEETING DATE: 5/4/09
AGENDA TOPIC: Construction Hours and Manufacturing Activities
PRESENTED BY: Aaron Reed and Tricia Aragon PE
COUNCIL MEMBERS PRESENT: Mick Ireland, Derek Johnson, Torre
6Y11ti M l\ IfflKlya
The objective of this worksession was to determine if the policy
changes recommended by staff reflect the desires of the current
Council. At the conclusion of our discussion it was determined that
changes made by staff subsequent to the 11/24/09 worksession were
in general acceptable. Council did direct staff to allow construction
which occurs to interior spaces the ability to work 24 hours a day
Monday thru Saturday, unless staff receives specific complaints.
POLICY DIRECTION:
1. Manufacturing Onsite:
Council feels that the newly drafted policy should be
tested. This policy requires permitting for manufacturing
activities that generate 80 decibels or more. The
restrictions will require the contractor to construct a noise
suppression enclosure, limit the activity to 90 consecutive
days, noise level shall not exceed 65 decibels at property,
and receive a permit for the activity.
2. Construction Hours:
Council directed staff to permit construction within the
Central Resort Area during the Christmas week from 9a-
5p. Outside the CRA work can be conducted from 8a-5p.
Presidents day construction in the CRA will be permitted
from 9a-5p and outside the CRA from 7a-5p. Work
inside the CRA will not be permitted during Food and
Wine weekend.
Off-season hours will be from 8a-7p for work on exterior
elements and will be permitted 24 hours a day for interior
work.
ACTION ITEMS:
DUE DATE:
1. Staff will begin implementation of new policies 4/10/10
Estimated Date for Follow -Up with City Council (if necessary):
Currently no follow-up is necessary
Council Member Comments: Please note comments/questions or corrections that need to be
made to these meeting notes and return to the City Manager.
MEMORANDUM
TO: Mayor and City Council
FROM: Aaron Reed, Construction Mitigation Officer
THRU: Trish Aragon PE, City Engineer
Scott Miller, Capital Asset Manager
DATE OF MEMO: April 27, 2010
MEETING DATE: May 4, 2010
RE: Construction Management Plan Modifications
REQUEST OF COUNCIL:
The Engineering Department seeks Council approval regarding modifications to the Construction
Management Plan Requirements Manual. These changes are:
• New restrictions for onsite manufacturing
• Alterations to the Central Resort Area (CRA)
• Off Season Hours
PREVIOUS COUNCIL ACTION:
City Council approved the creation and implementation of the Construction Mitigation Program
in April of 2006, below is a timeline of this program.
• April 2006: the City creates the Construction Mitigation Program to reduce the impact of
construction on the general public, to provide a liaison between the City, contractors, and
the general public. This is accomplished by requiring contractors to submit a plan
detailing how they intended to meet all city codes during construction.
• March 2007: the Original Plan Requirement Manual is drafted and presented at a
worksession.
• April 2007: edits from the March worksession are incorporated into the "Plan" these edits
included an established haul route, restricting hours from 12 hours a day to 10 hours a
day, creation of the Aspen Holiday list which included federal holidays and special
events in Aspen like the Food and Wine Classic.
• April 2007: Alteration of start and end time for work days 8am-6pm
• May 2007 re -instatement of original start and end times 7am-5pm
• January 2008: Expansion of the program to include inspections on all active projects
regardless of impact. Additional inspections were also added these included sediment and
erosion control, and parking. The table below provides a quantitative description of CMP
activities.
Page 1 of 5
November 2009: Council work session to discuss new noise suppression guidelines,
temporary holiday construction hours relief, and smuggler superfund permitting and
tracking.
Activi
Sites with CMP's
Red Tags Issued
Citizen Construction Complaints
Construction Parking Permits
Encroachment Permits
BACKGROUND:
2009 2008 2007
205
155
29
13
17
45
42
105
81
88
91
No Data
89
179
205
• Manufacturing Activities: During the November 2009 work session City Council asked
staff to explore the possibilities of permitting limited manufacturing actives onsite. The
limits would include a maximum duration for such activities and a restricted decibel
levels. Suggestions were made to include an additional permitting process to outline these
limitations.
• Holiday Hours: During the 2009 holiday season Aspen City Council directed staff to
reduce the restrictions on construction. This was very well received by the vast majority
of contractors, with only a few saying they would rather have the time off. The
Engineering Department did not receive complaints during the 2009 holiday season.
• Alterations to the CRA: We did receive a comment regarding the boundary of the newly
created CRA (Central Resort Area). As a result the CRA has been updated.
DISCUSSION:
Manufacturing activities:
Issue: City staff has received repeated complaints regarding the impacts and duration of specific
stone cutting operations. The project located at 17 Shady Lane has a very labor intensive design
for stone veneer. This design required labor to cut large pieces of stone (18"x10"x3") into much
smaller pieces (6"xl"x3"). This portion of the project lasted for over a year and had a significant
impact to the neighborhood. This operation was actually within the limits set by the municipal
code, however, the chronic nature of the work created increasingly irritated complaints.
Proposed Changes: Staff is proposing modifications to the noise suppression section of the
requirements manual to better address the concerns related to long term nuisance issues. These
include activities that have been defined as manufacturing, as well as other noise producing
activities that could take place offsite.
Page 2 of 5
These modifications would limit certain types of manufacturing activities and require that they
be conducted offsite. This would reduce the duration and overall impact to surrounding
neighborhoods.
Additionally for those manufacturing activities that need to occur on site, an extended impact
permit would be created which would limit total duration to 90-120 days, limit the time of day to
coincide with our current noise suppression plan, and require more stringent limits to the level of
noise to 60 decibels as measured at the property line.
Refer to Sections 11.3 and 11.4 of Attachment "A" for the proposed changes to the Construction
Management Plan
Off Season Hours:
Issue: The Current manual requires that all construction sites within the City of Aspen are closed
for construction during designated holidays. During some of these closures, especially the Food
and Wine Classic and Christmas week, several exemptions are granted to contractors in outlying
areas with the understanding that the work will have less of an impact to the resort feel of the
community.
During the 2009 Holiday Season this restriction was lifted and provided additional days into the
contractor's schedules and allowed for more individuals to work during this timeframe. There
were a very limited number of concerns that arose during this experiment.
In addition to the reduced restrictions during the Holidays City Council expressed interest in
providing additional relief during the off season. As a result Staff is recommending to allow
construction activities in the off season to occur from 7am-7pm Monday thru Friday and
maintain the 9am-5pm Saturday construction hours. This would effectively provide one
additional 10 hour workday to each week of the off season.
Page 3
Proposed Changes: Below is a summary of the current requirements and the proposed changes
to the holiday closures for construction. The changes allow for additional work days outside of
the CRA, increasing production during the holidays and certain special events in Aspen.
Thanks-
X mas
X mas
New
Presidents
Memorial
Food
4` of
Labor
giving
Week
Day
Years
Day
Day
&
July
Day
Day
Wine
Current
Restriction **
Entire City
closed
closed
closed
closed
closed
closed
closed
closed
closed
Limits
Proposed
Restriction
Central
closed
Inside
closed
closed
closed
closed
closed
closed
closed
Resort Area
Work
(CRA)
Allowed
(7am-
5 m
Outside CRA
closed
open
closed
closed
open
closed
open
closed
closed
i.e. "non-
(7am-
core"
I 5 m
Mon
Toes
Wed
Thurs
Fri
Sat
Sun
Offseason
7-7
7-7
7-7
7-7
7-7
7-7
Closed
Hours
** Prior to the 2009 Holiday Experiment
Refer to Section 4_2 of Attachment "A" for the proposed changes to the Construction
Management Plan, and Attachment "B" for the CRA
FINANCIAL IMPLICATIONS:
Staff does not anticipate additional costs to the City, however, potential costs to contractors
specifically relating to offsite manufacturing, may be increased. Contractors may also realize a
financial gain by allowing work outside of the CRA, and therefore increasing production during
specific holiday periods.
ENVIRONMENTAL IMPACTS:
Limiting onsite manufacturing will ensure more reasonable noise impacts on neighbors during
construction projects. Allowing construction in non -core neighborhoods on certain holidays will
have noise impacts, but they are not likely to be significant.
RECOMMENDED ACTION:
City staff recommends the adoption of new policies outlined above as well as the adoption of the
corrected Central Resort Area.
ALTERNATIVES:
Page 4 of 5
Council may select any of the above recommendations as alterations to the current Requirements
Manual.
CITY MANAGER COMMENTS:
ATTACHMENTS:
Attachment A: Construction Management Plan
Attachment B: Central Resort Area Map
Page 5 of 5
THE CITY OF ASPEN
CONSTRUCTION MANAGEMENT PLAN
REQUIREMENTS MANUAL
Construction projects that exceed 1000 SF of soil disturbance and/or 400 SF of building demolition,
improvement, or renovation (interior and/or exterior) must submit a construction management plan in
accordance with this manual.
Prepared by:
Engineering Asset Management Department
130 S. Galena St.
Aspen CO 81611
970.920.5080
May 2010
Please provide:
2 Paper Documents — Engineering Department
1 Electronic Document — EngineerCity@ci.aspen.co.us
Specifics: 8.5 x 11 or l 1x17 sheets only & 2-hole punch
Revised 4/28/10
City of Aspen
TABLE OF CONTENTS
1.0 GENERAL
1.1
PURPOSE
1.2
APPLICABILITY
1.3
DEFINITIONS AND TERMS
1.4
REFERENCES
2.0 PROJECT INTRODUCTION
2.1 DISTURBANCE AREA
2.2 LOCATION
2.3 DESCRIPTION
3.0 PROJECT DOCUMENTATION
3.1
PERMITS / OTHER DOCUMENTS
3.2
PUBLIC NOTIFICATION
3.3
PROJECT SIGN
3.4
CONTACT DESIGNATION
4.0 PROJECT IMPLEMENATION
4.1
DATES OF CONSTRUCTION
4.2
HOURS OF CONSTRUCTION
4.3
SEQUENCE (PHASING) OF CONSTRUCTION
4.4
ADJOINING PROPERTY OWNERS
4.5
PROJECT FENCING
4.6
PUBLIC HEALTH AND WELFARE
4.7
NATURAL ENVIRONMENT
5.0 PARKING MANAGEMENT
5.1 PARKING MANGEMENT FORM
5.2 EMERGENCY VEHICLE ACCESS AND ORDINANCE 35
5.3 CONSTRUCTION PARKING DETAILS
5.4 STAGING AREAS
5.5 CONSTRUCTION TRAILER, MATERIALS STORAGE, AND WASTE
MANAGEMENT
6.0 TRAFFIC CONTROL
6.1 GENERAL
6.2 HAUL ROUTES
6.3 ONSITE VEHICLE LIMITATIONS
6.4 DELIVERY REQUIREMENTS
6.5 TRAFFIC CONTROL PLAN
7.0 PEDESTRIAN PROTECTION
7.1 GENERAL
Revised 4/28/10 2
City of Aspen
8.0 SEDIMENT AND EROSION CONTROL
8.1 REQUIREMENTS
8.2 SMUGGLER MOUNTIAN RESTRICTIONS
9.0 FUGITIVE DUST CONTROL
9.1 FUGITIVE DUST CONTROL PLAN
9.2 REQUIREMENTS
10.0 EMISSIONS
10.1 GENERAL
10.2 EMISSIONS FROM DIESEL POWERED ENGINES
11.0 NOISE SUPRESSION
11.1 GENERAL
11.2 NOISE SUPPRESSION PLAN
11.3 REQUIREMENTS
11.4 SPECIFIC RESTRICTIONS RELATED TO MANUFACTURING ON SITE
12.0 ENFORCEMENT
12.1 CONSTRUCTION MITIGATION OFFICER
12.2 CORRECTIVE ACTION
12.3 INSPECTION REPORTS
APPENDICES
A — Required Project Sign
B — Parking Management Form
C — Haul Route Map
D — Noise Suppression Plan, Techniques and Equipment
E — Smuggler Mountain Superfund Site Map
F — Central Resort Area Map
Revised 4/28/10
City of Aspen
1.0 GENERAL
1.1 PURPOSE
The purpose of this Construction Management Plan Manual is to provide a consistent
policy under which certain physical aspects of construction management will be
implemented. The elements contained in this document are related to the development
process. It is intended that they apply to both public and private work designated
herein.
These standards cannot anticipate all situations. They are intended to assist, but not to
substitute for competent work by design and construction professionals. The City of
Aspen does not intend to limit any innovative or creative efforts that could result in
better quality, greater cost savings, or both. Any proposed departure from the manual
will be judged on the likelihood that such variance will produce a comparable result,
adequate for the user and City resident over the duration of the improvement/project.
If the project changes ownership or contracting services change, the City Engineering
Department must be notified, and must agree to comply with an approved CMP in
writing. Any departure from the approved CMP must be submitted in writing and
approved by the City Engineer. The approved construction management plan must be
kept onsite.
1.2 APPLICABILITY
This manual shall govem the construction and development of all public and private
construction projects in the City of Aspen. These regulations shall apply to all
commercial, industrial, residential, and mixed use developments which disturb 1000 SF
or greater or require demolition, improvement, or renovation (interior and/or exterior)
of 400 SF or greater within any twelve-month period.
1.3 DEFINITIONS AND TERMS
Construction Management Plan — A Construction Management Plan is a combination of
diagrams, documents, drawings, and specifications that clearly define the steps that will
be taken to demonstrate how the impacts to the community will be minimized. How the
impacts associated with any construction project will be managed. Herein described as
"Plan" throughout the remainder of this policy.
Construction Mitigation Officer — An appointed employee of the City of Aspen whose
charge is to ensure that all aspects of a Construction Management Plan are followed,
and to further ensure that the impacts associated with construction activities within the
City of Aspen are effectively managed and impacts associated with those projects are
the least necessary to accomplish the project.
Disturbance Area — A portion of land where topsoil or native soils have been removed
for purposes of construction (development).
Revised 4/28/10
City of Aspen
Best Management Practices (BMP's) — Schedules of activities, prohibitions of
practices, maintenance procedures, and other management practices to prevent or
reduce the pollution of waters of the state. BMP's also include treatment requirements,
operating procedures, and practices to control site runoff, spillage or leaks, waste
disposal, or drainage from material storage.
Tree Dripline and Protection Zone - Use the longest branch of the tree as a radius from
the center of the tree and make a circle. The circle is then defined as the dripline and
thus is the tree protection zone.
Final Stabilization — Uniform vegetative cover has been established with a density of at
least 70 percent of pre -disturbed levels.
1.4 REFRENCES
A. City of Aspen Policy 205-A Right -Of -Way Permit Requirements
B. City of Aspen Policy 204-A Revocable Encroachment License Application
C. City of Aspen Construction and Mitigation Standards for Work in the Public
Rights -of -Way
D. City of Aspen Municipal Code Titles 13, 21, and 26
E. City of Aspen Ordinance 35
F. Manual on Uniform Traffic Control Devices for Streets and Highways — 2003
Edition
G. Colorado Department of Public Safety General Permit Part IB
H. Colorado Department of Transportation M&S construction standards
I. Colorado Department of Public Health and Environment — Air Pollution Control
Division
2.0 PROJECT LOCATION
2.1 DISTURBANCE AREA
The Plan shall describe and compute the total project disturbance area. Soil disturbance
shall be kept to a minimum. Construction staging and phasing shall occur, where
applicable, to minimize soil disturbance time.
2.2 LOCATION
A project vicinity map shall be included in the Plan. The map should accurately depict
general project location within the City of Aspen and also delineate project extents.
The map shall be a scaled drawing that includes a directional arrow and adjacent street
descriptions.
2.3 DESCRIPTION
The Plan shall include an overview of the construction project including background
information, proposed development type and general information. The proposed effect
on public utilities such as storm sewer, sanitary sewer, water main, etc. should also be
described.
Revised 4/28/10
City of Aspen
3.0 PROJECT DOCUMENTATION
3.1 PERMITS / OTHER DOCUMENTS
The contractor shall maintain all applicable local, state and federal licenses and permits
that apply to the construction project. Applicable permits shall be listed, described and
copies of the documents shall be attached in Plan appendices. In addition to permits all
PUD's, Subdivision Improvement Agreements, and Related City Ordinances must also
be attached in the Plan appendices.
3.2 PUBLIC NOTIFICATION
A project update shall be provided to the public on a basis no less than monthly, via
website, newspaper, on -site notices, or other accepted means of notification (per
request of the City of Aspen). The first public notification shall occur no later than 10
days prior to construction. The update shall include a description of the current project
phase, list any traffic and/or pedestrian concerns, and describe hauling/staging
operations.
The above notification shall specifically be distributed to neighbors located within 300
feet of the project property.
The Plan shall designate a project representative, date, and time for a required
preconstruction meeting. The purpose of the meeting is to discuss the project and
summarize the project specific Construction Management Plan. The contractor and
subcontractors are required to attend the meeting. Utility personnel, applicable City
departments, the Roaring Fork Transit Authority, neighboring property owners, and the
Aspen School District shall also be notified.
NR� aW08141961 W
A project sign shall be constructed and posted that includes the items shown in
Appendix A: Required Construction Sign.
The sign shall be posted in a location where it is readable from the street or driveway
and shall meet criteria in City Municipal Code 26.510.030B4.
3.4 CONTACT DESIGNATION
The Plan shall have a contact list with associated phone numbers located at the front of
the document. The list will include: the owner, contractor appointed overall site
supervisor, a state certified safety officer, a state certified traffic control officer, and a
state certified erosion control representative. Other information shall include city and
county phone numbers, fire department, police department, Roaring Fork Transit
Authority (RFTA), school district, and all applicable utility company contact
information. The contact list should include hospital contact information and the
Emergency 911 reminder.
Revised 4/28/10
City of Aspen
4.0 PROJECT IMPLEMENTATION
4.1 DATES OF CONSTRUCTION
Dates of construction shall be specified in the Plan. Any work being performed within
City ROW shall be completed as per the City of Aspen Right of Way permit
requirements.
4.2 HOURS OF CONSTRUCTION
Construction hours during the season (June 1 st thru Labor Day and November 1 s` thu
March 31 st) shall be limited to lam — 5pm Monday through Friday and 9am — 5pm on
Saturday. No construction is permitted on Sundays, 4a' of July day and/or weekend if it
falls on a Friday or Monday, Memorial Day and Labor Day weekends, Thanksgiving
Day, Christmas Day, New Years Day.
During Presidents Day. the Food & Wine Festival in June (Friday thru Sunday) and
during the Christmas week (12/26-12/31):
• proiects located in the Central Resort Area (CPA) are not permitted to work on
any exterior elements however interior work will be permitted.
• projects outside the CRA will be pennitted to work.
The CRA area is defined in Appendix F.
Construction hours during off-season (April I" thu Mav 31" and Day after Labor Day
thu October 31 ") will be lam — 7pm Monday through Friday and from 9am — 5pm on
Saturdays No construction is permitted on Sundays.
Specific indoor activities during restricted periods may be permitted with approval from
the City of Aspen Engineering Department specific conditions will be applied to each
project separately.
All activity that generates noise in excess of 80 decibels requires a noise suppression
plan and is restricted to operating between the hours of 9am and 5pm Monday through
Friday.
4.3 SEQUENCE (PHASING) OF CONSTRUCTION
A construction schedule including all project phasing, with item details, and specific
item completion dates or duration of phasing is required.
The schedule shall be developed using Microsoft Project or a program of greater
capabilities as approved by the Engineering Department.
Revised 4/28/10
City of Aspen
4.4 ADJOINING PROPERTIES
No person shall excavate on land close enough to a property line to endanger any
adjacent public street, sidewalk, and alley, other public or private property, or
easement, without supporting and protecting the property from any damage that might
result from construction operations.
4.5 PROJECT FENCING
All construction areas shall have a non -removable construction fence or other approved
device securely placed around the areas to be protected. The fence shall be six feet (6)
in height and constructed out of chain -link fence with mesh windscreens (visual
barriers). Decorative construction fences may be allowed at the discretion of the City
Engineer. Please see Section 11 for fencing noise suppression techniques.
4.6 PUBLIC HEALTH AND WELFARE
All construction projects located within the City of Aspen shall uphold utmost respect
to public health and welfare and be reflected in prepared Plan.
4.7 NATURAL ENVIRONMENT
Project construction shall be oriented to minimize harm to all aspects of the City of
Aspen's natural environment. All tree and natural resource protection measures must
be identified in the Plan and in place prior to the commencement of any construction or
demolition activities. Refer to section 13.20.020b of the Municipal Code for tree
protection and removal requirements and process.
The Plan must contain a site map showing exact tree protection fence location and
accurate tree driplines (refer to Section 1.3 for dripline definition).
Proposed projects should be consistent with the character of existing land use in the
surrounding area.
5.0 PARKING MANAGEMENT
5.1 PARKING MANAGEMENT FORM
A Parking Plan must be requested, specified and submitted as part of the CMP.
5.2 EMERGENCY VEHICLE ACCESS AND ORDINANCE 35
The contractor shall maintain continuous emergency vehicle access, on and around site,
including but not limited to police, fire, and ambulance services. This includes projects
adjacent to roads and alleys.
All Plans shall include a copy and show compliance with Ordinance 35.
Revised 4/28/10
City of Aspen
5.3 CONSTRUCTION PARKING DETAILS
Specific construction parking spaces/areas may be requested for use by craftsman,
subcontractors, and contractors involved in the site construction process. The City
allows minimal onsite parking with public transportation as the preferred method of
transportation. Transportation options may include, but are not limited to carpool,
vanpool, public transportation, paid shuttle for transporting workers to the site, etc.
No construction parking will be permitted within the free two-hour residential parking
areas without a valid permit.
5.4 STAGING AREAS
The Plan shall specify construction staging area locations. Alleyways are preferred
short term staging locations without blocking access to neighboring properties. The
number of truckloads expected to and from the site should be estimated (including soil
hauling and materials transport). The timing and duration of the transport vehicles
should also be noted.
City of Aspen personnel can limit project staging locations, number of trucks, and
duration of operations depending on project location and site surroundings.
Projects that require crane operations and have little or no setbacks are required to use a
tower crane. The City prefers electric type cranes to reduce noise and fumes.
Right -of -Way encroachments are used as a last resort in all cases. In the case where a
ROW encroachment occurs, a permit must be obtained from the City Engineering
Department.
5.5 CONSTRUCTION TRAILER, MATERIALS STORAGE, AND WASTE
MANAGEMENT
As specified in Section 5.1, construction trailer, job materials storage, portable
restrooms, waste management and recycling container locations shall be clearly
designated on the project site plan. Loose job material storage is not allowed in ROW
under any circumstance.
The City of Aspen Engineering Asset Management Department strongly recommends
job trailer, waste management containers, and portable restrooms be stored on private
property and not within City ROW.
The City of Aspen requires recycling of construction materials. In instances where
recycling containers cannot be accommodated onsite, the City Engineering Department
will consider locating recycling containers within public ROW where feasible. The
encroachment permit fee will be waived if it pertains to recycling containers. If at any
time such a container is not being used for recycling operations, the property owner will
be responsible to pay at least three months calculated land lease fee.
Revised 4/28/10 9
City of Aspen
The City of Aspen requires recycling of materials, both conventional and construction
related, according to this document and City of Aspen Municipal Code (26.575.060).
Recycling requirements included in this section do not supersede project specific
Efficient Building Program (EBP) requirements.
Project site conventional recycling of co -mingled materials (plastics #147, tin,
aluminum, and glass), and cardboard must have an assigned space/area and be
separated on -site during the project. These materials may not be disposed of in the
trash.
During the demolition phase of a project, deconstruction related activities are required
(recycling and/or salvaging). Concrete and scrap metals must be sorted and kept
separate on -site and must have an assigned space/area.
Field inspections will occur throughout the permit process. If sorting of materials is not
occurring onsite, other means of verification may be provided to City of Aspen as
deemed appropriate.
Per municipal code, any dumpster or other trash receptacle that is used for food refuse
must be constructed in such a manner as to render it bear proof. All containers shall be
adequately covered at all times until transferred to the landfill. The City of Aspen
municipal code states it shall be unlawful to permit accumulated debris, litter, or trash
on any construction site to blow or scatter onto adjoining properties.
An onsite hazardous material spill cleanup kit is required, as specified by the City
Engineer, that contains, at a minimum, a 25 pound bag of Floor-Dri (or equal),
absorbent pads, and other spill kit materials.
6.0 TRAFFIC CONTROL
6.1 GENERAL
All traffic control operations shall be managed by the designated certified traffic
control supervisor.
6.2 HAUL ROUTES
The City of Aspen has designated specific project haul roads throughout the City
(Appendix C). The project must follow the designated routes and specify any
additional routes necessary to complete hauling operations. Project haul routes shall be
oriented to minimize traffic congestion and maximize pedestrian safety.
6.3 ONSITE VEHICLE LIMITATIONS
All construction related vehicle activities shall be defined. Maximum vehicle weights
and sizes shall be specified.
6.4 DELIVERY REQUIREMENTS
Revised 4/28/10 10
City of Aspen
Traffic control required for deliveries must be fully coordinated with the City of Aspen
Engineering Department. Roads will not be closed under any circumstances, unless
granted permission from the City of Aspen Engineering Department.
The maximum number of delivery vehicles onsite must be specified, along with the
hours the deliveries will occur, and any exceptions to the delivery schedule.
Delivery and Heavy Duty Vehicles must have a visible sign on the vehicle that
specifies the project contractors name and phone number.
Delivery vehicles and all other onsite vehicles are not allowed to idle for more than five
(5) minutes, with the exception of generators or PTO type operations. The general
contractor must include an idling policy in the Plan that meets City requirements.
rls�W"W I a 141616 i•II1�:ii71fOWEN
A preliminary Traffic Control Plan (TCP) shall be submitted as part of the Construction
Management Plan if necessary to be determined by City Engineer. The TCP shall be
completed by a State Certified Traffic Control Supervisor and must conform to the
most current edition of the Manual of Uniform Traffic Control Devices for Streets and
Highways (MUTCD). The TCP shall contain all information specified in Section
6C.01 of the MUTCD.
A School Traffic Control Plan should be submitted in addition to the TCP in school
areas according to Chapter 7A of the MUTCD. If the project is not located in a school
area, but abuts a school bus stop or school walk route, extra traffic control personnel
and devices shall be implemented to ensure school pedestrian safety.
7.0 PEDISTRIAN PROTECTION
7.1 GENERAL
The Plan shall comply with pedestrian safety per City code 21.04.060, MUTCD
Chapter 6D, the Americans with Disability Act, and IBC Chapter 33.
8.0 SEDIMENT AND EROSION CONTROL
8.1 REQUIREMENTS
A Storm Water Pollution Prevention Plan shall be completed along with the CMP,
according to Colorado Department of Public Health and Environment Water Quality
Control Division General Permit Part IB.
The main objective of the storm water management plan shall be to identify Best
Management Practices, which will minimize erosion and sediment transport.
Revised 4/28/10 11
8.2
City of Aspen
In addition to the Colorado Discharge Service Permit (the program) requirements, the
following apply:
1.
Stock piles must be protected with erosion control devices.
2.
Mud tracking ramps (rock construction entrances) are required and
implemented per the most current version of the Colorado Department
of Transportation M&S construction standards.
3.
Onsite concrete and tire washout stations are required. Location and
operation procedures shall be described in Plan.
4.
City inlets, gutters, swales and irrigation ditches shall be protected
with erosion control devices and such projection maintained for the
duration of the project.
5.
A description of procedures used to protect and maintain in good and
effective operating condition the erosion/sediment control measures
until final stabilization is required.
Onsite sediment and erosion control operations shall be managed by a state certified
erosion control supervisor.
SMUGGLER MOUNTAIN RESTRICTIONS
All projects located within the Smuggler Mountain Superf uid Zone (Appendix E) are
required to meet additional standards for erosion control measures and are required to
file an additional soil removal permit. These requirements shall be instituted on all
projects disturbing (excavating or exposing) more than one cubic yard of soil. All
projects located in the superfund site will also be required to handle disturbed and
excavated soils with an additional level of care.
1. A Smuggler Mountain Superf ind Site Soil Removal Permit must be
completed prior to any soil disturbance in this area. (Appendix E)
2. All contaminated soils must be disposed of at a duly licensed and
authorized facility, usually the Pitkin County Landfill, and the
receiving location must be made aware of the contaminated nature of
the soils.
3. Soils must be contained and covered at all times unless actively being
worked. Working will be defined as moving, compacting, backfilling,
exposing, or grading the soils at least once in a sixty minute period. If
any stockpile of soil is to be left for more than sixty minutes it must
be contained and covered.
4. Containment and Covering is required. This can be accomplished
through the use of a non -permeable tarp placed below the stockpile
and the same type of material shall be used to cover the stockpile.
5. After completion of the project an uncontaminated soil cap will be
required. This cap shall consist of twelve inches of clean fill or
gravel. This can also be accomplished by paving the area with asphalt
or concrete.
6. In order to obtain a "clean letter" from the City of Aspen, which, will
be required prior to the release of the Certificate of Occupancy, all of
the above conditions must be met.
Revised 4/28/10 12
City of Aspen
9.0 FUGITIVE DUST CONTROL
9.1 FUGITIVE DUST CONTROL PLAN
All projects that result in fugitive dust emissions must submit a fugitive dust control
plan and file an application for a construction permit with the Colorado Department of
Public Health and Environment.
The approval of a Dust Prevention and Control Plan does not relieve the owner or
contractors of the responsibility to implement whatever additional measures may be
required by the City Engineer to properly prevent and control dust.
9.2 REQUIREMENTS
The plan shall demonstrate that the discharge of dust from the construction site will not
occur, or can be controlled to an acceptable level depending on the particular site
conditions and circumstances.
1. The plan shall address site conditions during construction operations,
after normal working hours, and during various phases of construction.
2. The plan shall include the name and the 24 hour phone number of a
responsible party.
3. If the importing or exporting of dirt is necessary, the plan shall also
include the procedures necessary to keep the public streets and private
properties along the haul route free of dirt, dust, and other debris.
4. When an entire project is to be graded and the subsequent construction
on the site is to be completed in phases, the portion of the site not
under construction shall be treated with dust preventive substance or
plant materials and an irrigation system.
5. All phased projects shall submit a plan demonstrating that dust will not
be generated from future phase areas.
For all construction within the site, the contractor shall have a water truck available for
dust control. Wetting shall be completed once three times a day under dry conditions
or as directed by the City Construction Mitigation Officer.
Vehicle speeds should not exceed 15 mph on construction access roads and
construction site.
10.0 EMISSIONS
10.1 GENERAL
All vehicles and equipment used on site will be properly maintained such that the
engines will function within manufacture's standards or parameters.
Revised 4/28/10 13
City of Aspen
10.2 EMISSIONS FROM DIESEL POWERED ENGINES
Emissions from diesel engines operated within the City of Aspen shall be of a shade or
density no darker than 40% opacity, except for starting motion no longer than 10
seconds or for stationary operation not exceeding 10 seconds.
11.0 NOISE SUPRESSION
11.1 GENERAL
The noise limit for construction is 80 decibels measured at the property line of the
construction site. All construction equipment shall be adequately muffled and
maintained to minimize project noise. The installation of noise barriers is the minimum
technique to suppress noise, especially when jack hammering of concrete occurs.
11.2 NOISE SUPPRESSION PLAN
All activity that generates noise in excess of 80 decibels at the property line requires a
plan and is restricted to operating hours identified below. The plan will include
information on noise blocking methods, techniques, and common equipment and
activities that require noise suppression (Refer to Appendix D).
11.3 REQUIREMENTS FOR ACTIVITIES EXCEEDING 80 DECIBELS
Any work producing noise levels over 80 decibels is not permitted to
commence until after 9:00 am and is not permitted on Saturdays. That
includes but not limited to the use of compressors, generators,
jackhammers, power equipment, nail guns, drilling machinery, earth
moving equipment and similar loud construction activities. This does
not restrict quiet work inside and outside that does not require a power
source, including a battery, on Saturday.
2. Notify neighbors within two hundred fifty (300) feet of the project
informing them of the kinds of equipment, expected noise levels and
durations of loud work. Including the variation of noise levels during a
typical construction days may be helpful. Such notification must be in
writing and be done seven (7) days prior to the starting time of the
project. Communication with neighbors can prevent complaints from
arising, and resolve concerns before there is a problem. Provide a phone
number where the foreman can be reached prior to the start of the job.
Operate equipment in accordance with manufacturer's specifications and
with all standard manufacturers' mufflers and noise -reducing equipment
in use and in properly operating condition.
Revised 4/28/10 14
City of Aspen
4. Post notices to inform workers, including sub -contractors, about the
basic noise requirements, as well as specific noise restrictions, to the
project.
5. Install noise barriers around all equipment/activities specified in Table 1
of Appendix D Noise barriers not only significantly reduce construction
noise, but they also provide an extra benefit of "hiding" the noise
producing sources, thus increasing a neighbor's tolerance.
6. Move portable loud equipment including generators, compressors, and
cement mixers to different sides of the property to reduce impacts on
individual neighbors.
7. The use of radios on the site before 8:00 am is not allowed.
11.4 Specific restrictions related to manufacturing on site.
Considering that some structures will require an increase in the level of manufacturing
of certain materials in order to complete the desired finish of the structure, additional
manufacturing efforts must be limited on site and when possible shall be conducted off
site or in such a manner as to not contribute to any long term noise impacts off of the
property.
Manufacturing activities that are in excess of 80 decibels must be accompanied by an
Extended Impact Permit, this will require that the activity is enclosed completely and
enclosure must be constructed in a manner which prevents noise and dust from
escaping. This may be accomplished with the use of plastic sheeting to contain dust
and a more dense and rigid material (ply wood, foam insulation boards) erected to
Activities will be considered manufacturing if alterations to a material that is readily
available on the market are made in order for the material to meet the needs of the
end user. An example of this would be masonry wall construction. If the all of the stone
manufacturing portion of the masonry wall, and should be conducted off site. This
would allow the stones to be cut square and to the appropriate dimensions and
additional work to fit the stones would be permitted on site.
All work which requires a limited amount of additional manufacturing to achieve the
desired finish (including fitting) shall be conducted between 9am and 5pm, and shall
have an approved noise suppression plan on site, relating to the activity.
Revised 4/28/10 15
City of Aspen
12.0 ENFORCEMENT
12.1 CITY CONSTRUCTION MITIGATION OFFICER
A City Construction Mitigation Officer shall be assigned to each construction project.
The City Construction Mitigation Officer will complete random site visits to determine
if the project is following approved Plan and City requirements. The officer is not
intended to take the place of a City of Aspen building inspector.
12.2 CORRECTIVE ACTION
The City of Aspen will enforce construction mitigation corrections as follows:
1. The first corrective action is a verbal warning and explanation of the
violation with a timeframe for completion.
2. The second corrective action is a written warning or correction notice
with timeframe for compliance.
3. Third and final notice is a "Stop Work Order" (red tag). If a stop work
order is issued, no more work can be completed until the violation is
corrected.
Failure to correct violations and/or any threat to public safety could subject the owner,
contractor or both to a fine of $1000 a day as determined by the municipal court.
12.3 INSPECTION REPORTS
The Construction Mitigation Officer will complete construction inspection reports. All
reports are public and will be kept in the City Engineering Asset Management
Department.
Revised 4/28/10 16
PROJECT
NAME
BUILDING PERMIT #
General Contractor Name
General Contractor Contact
Contact Phone#
Emergency Phone#
24 Hour Emergency Contact #
(SIGN NEEDS TO BE GREEN IN COLOR
Appendix A
THE CRY OF A5FM
CITY OF ASPEN
APPLICATION FOR CONSTRUCTION PARKING SPACES
BUILDING PERMITI PARKING PERMITI
Applicant to complete following information:
ftectAddMss
owner's Name Owrwr's MalingAddress ZO Owner's Phone
OwrWsAuthonzedAgent AgentSMO&VAddress Zip Agent's Phone
Contractor Contr OKFAddress Zip contractor's Ph"
Architect/Engineer of Record MairmgAMess Zip Phone
E,Nail CorractrorApplicant Description of work
Number of SuedParkeig Spaces Begin Date End Date Numbero/Da}s
Provide one copy of a job site plan showing the following information (where applicable):
1. Location for all job site related vehicles, including number and exact location of requested street parking
spaces.
2. Emergency access route allowing emergency vehicle access to the structure(s)
Construction related vehicles are excluded from the signed 2-Hour Free Parkinoareas in Aspen's residential
parking zones. Construction related vehicles will only be considered in compliance if parked in the leased
construction parking spaces/area(s) or displaying a valid street permit. All other vehicles will be considered in
violation. All construction staging and construction parking shall be confined to the areas defined in an approved
plan for the job site. Workers shall be encouraged to carpool. Emergency access, as described in the approved plan
for the job site, shall at no time be blocked.
The construction project may be issued the use of specific parking areas for a portion/duration of the project for a
fee.
Owner l Agent's Printed Name Owner/ Agent's Signature Date
For Office Use Only
Parking Fees ($10 Out -Core $25 In-Core/space/day)
No. of Spaces x No. of Days x rate
Total: $
Commercial Core Map Attached
STAMP OF JUDGEMENT'
City of Aspen- Engineering Department T970-920-5080 REWSE0'4WO09
0
THE CITY OF ASPEN
MEMORANDUM:
ASPEN CITY COUNCIL WORK SESSION MEETING NOTES
TO: Mayor and City Council
PRESENTED BY: Chris Everson, Scott Miller
MEETING DATE: May 4, 2010
COUNCIL MEMBERS
PRESENT: Mick Ireland, Dwayne Romero, Derek Johnson, Torre
AGENDA TOPIC: Burlingame Ranch Phase II Design Update
REQUEST OF COUNCIL: Update and initial recommendations
SUMMARY OF DISCUSSION:
Burlingame Phase II IPD Design Update including:
• Progress and Schedule
o Staff presented the progress to date and the current status of the schedule
• Recap of Community Outreach
o Staff presented a summary of the outreach to date and the feedback received
o Council seemed generally pleased with the outreach efforts to date
• Design Update and Recommendations
o Concept Master Plan
✓ Council generally agreed with the concept master plan
o Livability
✓ Council was generally pleased with the level of livability presented
o Visitability
✓ Council generally agreed with increasing Visitability to the 68% level at
the time of construction
✓ Council generally agreed with the future retrofit approach for increased
Visitability above 68% and up to 100%
o Sustainability
✓ Council generally agreed with the sustainability approach
o Construction Methodology
✓ The design team owes Council additional information on this topic
• Next steps with Council
o Council update and additional recommendations on May 17, 2010
o Public Hearing seeking conceptual approval on June 7, 2010
Page 1 of 3
THE CITY np ACPFN
SUMMARY OF INDIVIDUAL COMMENTS:
Mick Ireland
• Plan seems to relegate cars to a lesser role. The neighborhood is not a roadway.
• Based on positive experience at Common Ground, the master plan provides centralized
grass area between buildings which is visible from dwelling units.
• Perceived retaining wall for carports as a positive improvement
• Noted that elevators would impose maintenance cost on the HOA
• Suggested that the Common Ground approach to trash facility be looked at / considered
• Comment on wall assembly detail to allow buildings to not be too tight and be able to dry
to prevent mold
• Commented on setting aside funds for future retrofit of elevators
• Supported unit size standardization which allows future flexibility in unit category
decisions
• Asked that income distribution of Pitkin County workers be incorporated into the
discussion on category assignment and look at what % of workers are being served at
various income levels
Dwayne Romero
• Seemed generally satisfied with what was presented and discussed
• Adding 8% Visitability for $50k is a "no brainer"
• Supported elevator retrofit approach to potential future improvement of Visitability above
68%
• When was the original COWOP task force last convened?
Torre:
• What is the direction of Mining Stock Pkwy and future road direction?
• The per person site consumption seems greater in Phase II than in Phase I because of the
carports.
• Would like more detail on elevator retrofit for increased Visitability and impacts
• Would like more detail on unit types, sizes, unit mix in next session
• Are we really saving money by removing under -building parking?
• Would like to see what the site plan looks like when we eliminate upper level flats.
• Can we quantify all of the livability items in terms of cost?
Derek Johnson:
• 68% Visitability is remarkable
• Noted opportunity to add carports in the future
• Would like to slow down the schedule
• Suggest that the team meet with other HOA's about what they like about their affordable
housing facility and whether the concept master plan addresses this and incorporates
lessons learned
• Noted townhome style units at Juan Street. Do people really want to live in flats?
• Don't over -landscape, allow grass areas to be open and usable
• Maximize livability and be mindful of costs and seek pride of ownership
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THE CITY OF ASPEN
• Is it possible to rectify Phase I livability shortcomings / amenities?
Steve Barwick
• Noted that highest demand is for studio and I bedroom units, but there are other projects
that may address that demand
• Unit sizes and unit mix are not easily changed and should be reviewed by Council
• Suggested that unit categories match Phase I and future Council may want modifications
The concept master plan is the result of the Conceptualization Phase of the IPD effort and may be
adjusted per Council input.
The design team will provide additional information and recommendations at the May 17, 2010
update.
The Burlingame Phase II design project website can be accessed by going to
www.aspenpitkin.com and clicking on Burlingame Phase II under the "City Spotlight' heading.
Attachments:
Detailed community feedback received to date.
Page 3 of 3