HomeMy WebLinkAboutInformation Update.202003241
AGENDA
INFORMATION UPDATE
March 24, 2020
5:00 PM,
INFORMATION UPDATE
Lumberyard Housing
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MEMORANDUM
TO: Mayor and City Council
FROM: Chris Everson, Affordable Housing Project Manager
THROUGH: Scott Miller, Public Works Director
MEMO DATE: March 20, 2020
MEETING DATE: No Meeting (Work Session Was Planned for March 23)
RE: Lumberyard Affordable Housing – Work Plan Revisions Based on
Direction from City Council at March 2, 2020 Work Session
REQUEST OF COUNCIL: This information-only memo is being transmitted to Council in lieu of a
follow-up work session which was to be scheduled for March 23, scheduling for which became
uncertain due to public health concerns related to COVID-19.
BACKGROUND: On June 11, 2019, Council directed staff to move forward with community
outreach for the Lumberyard affordable housing development project.
On June 24, 2019, Council approved a contract for community outreach with DHM Design for the
Lumberyard affordable housing development project.
On August 20, 2019, staff provided an update to Council including a schedule of outreach
activities, and at Council’s request added additional public-facing activities.
On September 24, 2019, staff provided an update to Council on the community outreach effort
including information about events and activities, community participation, stakeholder meetings,
surveys, and findings to date.
On November 18, 2019, the team presented themes that were heard during community outreach.
The team also presented three “density heat maps” which illustrated approaches to the potential
arrangement of housing on the site. The team received direction to further develop and present
the those at additional community gatherings, particularly near the AABC.
DISCUSSION:
Consensus Items: At the March 2, 2020 work session, the team presented the following
“consensus items”, which a vast majority of community feedback had verified:
• This site is appropriate for housing
• This project should serve a variety of demographics
• Local and regional trail connections are a priority
• Access to transit is a priority
• Adequate parking is a priority
• Covered parking is a priority
• Storage is a priority
• Park space is a priority
• Community gathering spaces are a priority
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• Noise is a fact of life at the ABC and should be mitigated as best as possible
• High quality, low maintenance construction is a priority
• Annie Mitchell and Mountain Rescue buildings are good examples of appropriate
architectural character in the neighborhood
Opposing Viewpoints: The team presented numerous topics which have opposing viewpoints and
divided those into three different types.
Opposing viewpoint topics which do not need to be addressed immediately – let these unfold with
the process:
1. Unit count and mix
2. Air quality and noise
3. Building massing, height, impacts of density
4. Character and sense of place / neighborhood
Opposing viewpoint topics which are relatively plug and play – when the time is right, Council
could swap-in or swap-out housing in place of these items:
5. Childcare
6. Mixed-use/commercial
Opposing viewpoint topics which warrant discussion at present:
1. Traffic impacts
2. Building supply operation
Outline of Council Direction Received:
1) Density – advance with higher-density conceptual studies for unit range from 140 up to 500+
a. Develop conceptual unit mix programs based on community need using data from
available studies
b. Study concepts to identify massing, character, infrastructure thresholds based on
community need
c. Consider innovative design techniques such as green roofs to reduce land area
demands for amenities
2) Transportation – proceed initially only with basic level traffic impact analysis related to
lumberyard impacts at ABC roadway intersections
a. develop baseline LOS at Baltic, Sage Way, Lumberyard
b. study change to baselines as a result of various unit density plans
c. identify potential TDM metrics and concepts for multi-modal transit solutions
d. results will inform broader city/county study of transportation at AABC, Level 1 TIA,
and TDM recommendations (proposed to occur later, not part of 2020 work plan)
3) Parking – use affordable housing space/unit standards to set a parking maximum for each
density scenario
a. Program concepts should have the ability to reduce or remove parking if desired
(and should not necessarily prioritize covered parking)
b. Council will be able to review implications of parking in each density scenario and
make reductions as desired without causing a need to redesign plans altogether
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4) Childcare – continue to work with City special projects and Kid’s First staff to advance
discussions on community need and feasibility at smaller facilities
a. Develop a clear picture of how childcare at lumberyard could fit into bigger picture of
new childcare opportunities, and threshold operation size requirements
b. Could include working with potential partners/operators
5) Commercial/mixed use – develop information related to neighborhood needs
a. Seek to identify gaps in available AABC services and consider population increase
b. Consider a small wood-products-only retail operation while looking for service gaps
c. Discontinue 1.75-acre options for building supply operation
6) Air quality and noise – planning-level data gathering and evaluation
a. Utilize systems from recent city projects to gather data on noise levels and air quality
b. Utilize data to inform plan alternatives
7) Condensed schedule – discussed below
Council directed the team to seek to condense the schedule to the extent possible. Based on this
direction, the work plan has been revised to reach selection of a preferred conceptual site plan a
month earlier in 2020 than previously proposed. Additionally, the overall development plan has
been condensed to begin construction in 2024, rather than in 2025 as originally presented.
Construction beginning in early 2024 is about 1 year and 4 months sooner than previously
discussed and will require that the City provide 30-month notice of termination to the current
lumber yard operator. Such written notice would be required approximately end of summer, 2021,
likely when land use public hearings are in process.
RECOMMENDATION: With the updated direction from Council now adopted into the work plan,
staff proposes to submit a comprehensive scope of work and a contract amendment for DHM
Design for Council approval on the consent agenda on April 14, 2020. In the meantime, the current
contract with DHM has hours remaining to continue working through April 14. Staff anticipates
that Council may wish to further discuss during consent agenda on April 14, 2020.
BUDGET IMPLICATIONS: The general nature of the work plan described has been planned for
in the 2020 budget. Staff will deliver a detailed scope of work and fee schedule for this work plan
in a documented contract amendment with DHM Design for approval by Council as part of the
consent calendar at the April 14 regular City Council meeting.
Staff will additionally review budget implications related to accelerating the balance of the design
and planning process to reach construction by 2024, including a review of available fund balance
and any potential need for debt financing if a fund balance shortfall appears likely.
CITY MANAGER COMMENTS:
ATTACHMENTS: Accompanying presentation slides
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THE ASPEN LUMBERYARD
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TODAY’S PRESENTATION
• Pr oject Scope: Work plan from 3/2 has
been developed into scope of work
• Council dir ection 3/2: Key topics from
council reflected in work plan
• Schedule: Modification to short term
and long range schedule
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PROJECT SCOPE
WORK PLAN - RECAP
OUTREACH AND REFINEMENT
TECHNICAL STUDY / CONCEPT DESIGN
SELECTION OF PREFERRED ALTERNATIVE
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COUNCIL DIRECTION 3/2 TOPICS
• Density – advancing with conceptual studies for unit range 140-500.
• Transportation – advancing with planning study related to LY’s impact/
contribution to transportation big picture at ABC.
• Parking – using affordable housing space/unit standards as the maximum
• Child care – working with City special projects staff and Kid’s First to advance
roundtable discussions for child care options
• Commercial/mixed use – seek to identify gaps in available services;
consider population increase
• Air quality and noise – planning-level data gathering and evaluation
• Neighborhood-Scale Building Materials
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SCHEDULE
2021 2022
ADVANCE
LAND USE
APPLICATION
PROCESS
• DD LEVEL SITE/
CIVIL PLANS
• SD LEVEL
BUILDING
DESIGN
DEVELOPMENT
APPROVALS
AND PERMIT
DOCUMENTATION
PERMIT
SUBMITTAL
2023 2024
PERMIT
APPROVALS,
FINAL CD’S, AND
CONTRACTOR
SELECTION
GROUND-BREAK
(CONSTRUCTION
STARTS)
END OF 2020
SELECTION OF
PREFERRED
ALTERNATIVE
END OF 2020
LAND USE
APPLICATION
FRAMEWORK
• REQUIREMENTS
• DELIVERABLES
• SCHEDULE
• APPLICATION
OUTLINE
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MOVING FORWARD
•With the updated direction from Council now
adopted in the work plan, staff plans to submit a
contract amendment for DHM Design for Council
approval on the consent agenda on April 14, 2020.
•In the meantime, DHM’s existing contract has hours
to continue working until April 14.
•Staff anticipates that Council may wish to further
discuss during consent agenda on April 14, 2020.
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