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AGENDA
CITY COUNCIL WORK SESSION
February 14, 2022
4:00 PM, City Council Chambers
427 Rio Grande Place, Aspen
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I.WORK SESSION
I.A.Housing - Council Goal: Burlingame Ranch Phase 3 Affordable Housing
- Income Level Distribution and Sales Process
I.B.Housing - Council Goal: Lumberyard Affordable Housing Design Process Update
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MEMORANDUM
TO: Mayor and City Council
FROM: Chris Everson, Affordable Housing Project Manager
THROUGH: Rob Schober, Capital Asset Director
MEMO DATE: February 11, 2022
MEETING DATE: February 14, 2022
RE: Income Distribution and Sales Process for 79 New Ownership
Affordable Housing Units at Burlingame Ranch Phase 3 Affordable
Housing Development
REQUEST OF COUNCIL: Staff is requesting Council approval of the recommended income
category distribution for 79 new for-sale affordable housing units at Burlingame Ranch Phase 3
as well as the general approach to the lottery/sales process.
BACKGROUND: In 2019, Council directed staff to move forward with community outreach and
design for the Burlingame Ranch Phase 3 affordable housing development. Building permit
applications were sought in fall of 2020, and construction began in early 2021. Construction is
approximately 65% complete.
DISCUSSION: During the October 25, 2021 City Council budget work session, staff described
the 2022 work plan highlights for the Burlingame Ranch Phase 3 affordable housing project as
follows:
• Determine Income Category Distribution
• Define Lottery/Sales Process
• Complete Construction & Procure CO’s
• Establish New Condominium Association
• Facilitate Sales & Occupancy, Begin 2-Year Warranty Period
• Operate New Condo Association During Declarant Control
The first two items on the list are discussed below.
Income Category Distribution:
The actual ‘as sold’ income category distribution for the 82 affordable ownership units at
Burlingame Ranch Phase 2 from 2014 and 2015 is shown below:
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Over the past 5 years, APCHA has conducted about 220 for sale affordable housing lotteries for
unit types which are applicable to Burlingame Ranch Phase 3. Analysis of the aggregated
applicant data for these lotteries shows the following trends for unit types which are applicable to
Burlingame Ranch Phase 3:
• Highest bidding for 1-bedroom units in Category 3 and 4
• Heavy bidding for 1-bedroom units in Category 2
• Heavy bidding for 2- and 3-bedroom units in Category 4
• Strong bidding for 2-bedroom units in Category 2
• Strong bidding for 3-bedroom units in Category 3
• Notable bidding for 2-bedroom units in Category 3
• Notable bidding for 3-bedroom units in Category 2
• Notable bidding all units in Category 5
One issue that has been noted over the years, as it relates to using APCHA lottery bid data as an
indicator of demand for housing type and income level, has been that one can only analyze bid
data for types of housing which have been available for sales or resales. Lack of resales, due in
part to strong desirability or otherwise lack of supply, creates the possibility that we could miss
important areas of demand if we were to rely solely on APCHA lottery bid data as an indicator of
demand.
That said, and since in this case we are additionally utilizing the accompanying information
described below to further support the recommendations, the use of APCHA lottery bid data can
be an instrumental tool in supporting our understanding of the intensity of demand for certain
affordable housing types and income levels.
Additionally, and based specifically on the recent EPS Lumberyard demand study, we are also
aware of the general market trends listed below. The EPS Lumberyard demand study contains
additional detail which accompanies these general market trends:
• There has been a decline in lower income households throughout the Roaring Fork Valley
• Job growth in Pitkin County has been primarily in APCHA Cat. 3, followed by Cat. 2
• The project program mix should account for both of those
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Finally, in the APCHA Affordable Housing Development Policy, the APCHA board has prioritized
production of 1- and 2-bedroom units in Categories 2 and 3 and 3-bedroom units in Categories 3
and 4 for public affordable housing development projects. Those areas are highlighted in orange
boxes in the table below, which shows the existing APCHA inventory of ownership affordable
housing units.
Balancing all information sources described above (and to be clear, this is not an empirical
exercise and more a subjective balancing), staff is recommending the following income
distribution for the 79 new units to be sold at Burlingame Ranch Phase 3:
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The estimated subsidy per FTE is higher for Phase 3 as compared to the actual subsidy per FTE
for Phase 2. This is most simply explained by noting the fact that annual escalation of construction
costs tends to significantly outpace annual escalation of unit sales prices, which are intentionally
kept affordable.
Sales Process:
City housing development staff together with APCHA staff are recommending that the APCHA
lottery process be utilized for the sale of the units at Burlingame Ranch Phase 3. Below is a list
of related details:
• Lottery applicants will be required to satisfy eligibility requirements in the APCHA Regulations,
• Including 2021 federal and state tax returns, W-2s and/or 1099s, as applicable.
• Typical fees for qualification and bidding will apply per the APCHA Regulations.
• Unit sales prices will be based on maximum unit sales prices per the APCHA Regulations.
• Applicants will be required to submit a prequalification letter from a mortgage lender.
• Closing fees will include a capital reserve contribution at the time of sale.
Refinements are expected, but staff tentatively recommends three stages of marketing
communications for the sales process:
• Initial advertising will prompt people to submit their qualification application and get prequalified
for a mortgage
• Second round of advertising will begin to let people know when to expect the bidding to begin
• Specific lottery advertising will provide notice of any available model open houses, actual
lottery bid due dates and lottery dates
In-Complex Bidding:
Staff occasionally hears questions about in-complex bidding for Burlingame 3. The APCHA
Regulations state, “The in-complex priority does not exist for newly constructed affordable
housing units (resales only).” Since the APCHA Regulations clearly address this policy, staff plans
to maintain this direction, unless directed otherwise by Council.
Project Schedule Update:
Staff’s prior Information Only Burlingame Ranch Phase 3 Project Update memo stated:
“As shown in the attached report, the project schedule has slipped by 4
weeks from the original plan. The project team will work toward making this
time up in an effort to begin the sales process in September 2022 as planned.
Winter conditions and other factors heading into the first few months of 2022
will play a role in whether the time can be regained, and staff will report on
such progress as we move forward in 2022.”
As we’ve seen with other regional and statewide projects, impacts due to Covid and related supply
chain impacts have impacted the Burlingame 3 construction schedule. Impacts to the project
schedule due to Covid-driven labor shortages at the modular factory in Boise began last summer
and started slow. Optimism led the project team to believe that it would be possible to make up
the time, but the ongoing impacts throughout the fourth quarter of 2021 continued to get worse,
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not better. The balance of the factory-built modular housing units were originally scheduled to be
on site by early December 2021 and yet the modules for the last building to be set on site are now
scheduled for delivery during the week of February 21, 2022.
In late December, Aspen received some 60+ inches of snow over a short period of time. Although
snow is to be expected in Aspen in December, for the buildings that were already in place on the
project site, excessive snow over a short time slowed on-site construction of roof structures and
building appurtenances. And supply-chain impacts are now also causing unforeseen delays to
delivery of cladding materials for the exteriors of the buildings.
The combination of in-factory Covid-related delays together with the on-site construction delays
described above has caused the 4-week overall schedule slippage described in the Dec 14 memo
to compound into a building-by-building completion staggering effect. In our most recent schedule
update, while buildings 8 through 10 (30 units) could still be possibly ready by September 2022,
buildings 11 through 15 (49 units) may not be completed until October through December 2022,
and on a staggered basis.
Staff has been trying to avoid a staggered occupancy and has been planning to make all 79 of
the units available for lotteries as one large group of units. This approach has been sought
primarily to avoid having to perform a staggered construction of the roadway, curb & gutter,
flatwork (concrete walkways) and landscape and a staggering of certificates of occupancy from
the building department.
Past City housing projects have utilized a staggered occupancy without major issues, and staff
has only just begun to evaluate whether the use of a staggered occupancy can be re-sequenced
and whether certificates of occupancy will be attainable to facilitate a staggered occupancy. This
construction management effort is only just beginning, and staff will need to provide Council with
an update about what may be achievable within the existing budget.
RECOMMENDATION: Staff recommends approval of the recommended income category
distribution for 79 new for-sale affordable housing units at Burlingame Ranch Phase 3 as well as
the general approach to the lottery/sales process.
BUDGET IMPLICATIONS: Despite the schedule impacts, the project remains on budget. And
although material cost escalations are being sought by both the modular factory and the on-site
general contractor, the project team has to this point been able to contain such material cost
escalations within the existing budget. Project subsidy information related to unit income
distribution is included above.
CITY MANAGER COMMENTS:
ATTACHMENTS: Exhibit A – Work session presentation slides
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Burlingame Ranch Phase 3
Affordable Housing Development
February 14, 2022 7
During the City Council budget work session on October 25, 2021, staff
described the 2022 work plan highlights for the Burlingame Ranch
Phase 3 affordable housing project as follows:
•Determine Income Category Distribution
•Define Lottery/Sales Process
•Complete Construction & Procure CO’s
•Establish New Condominium Association
•Facilitate Sales & Occupancy, Begin 2-Year Warranty Period
•Operate New Condo Association During Declarant Control
Agenda
2 8
Income Category Distribution
3
Burlingame Ranch Phase 2
“As Sold” Income Category
Distribution in 2014 & 2015
9
Past 5 years APCHA lottery bid data
219 for sale affordable housing lotteries, 1-3 Bedroom Units
Income Category Distribution
4
Caution: Data only exists for types of housing which have been
available for sales or resales.
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Income Category Distribution
5
EPS Lumberyard Market Study
• Job growth in Pitkin County mostly APCHA Cat. 3, followed by Cat. 2
• Decline in lower income households in Roaring Fork Valley
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Income Category Distribution
6
Existing Inventory
APCHA Development Policy
APCHA board, for public affordable housing development projects, has prioritized:
•1-and 2-bedroom units in Categories 2 and 3
•3-bedroom units in Categories 3 and 4
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Income Category Distribution
7
Burlingame Ranch Phase 3
Recommended Income Category
Distribution 2022
13
2019 Community outreach and design
2020 Building permit applications submitted
2021 Construction began
March 2021
2022 Construction is
about 65% complete
2022 Unit sales planned
September 2022 ***
Schedule Update
8
***Given the schedule impacts described, staff is now considering a
staggered occupancy and will need to provide Council with a schedule
update about what may be achievable within the existing budget.14
•The project is still on budget
•Material cost escalations contained within existing budget to this point
Positive News
9
Positive note related to delivering affordable housing units to the community:
Up-front planning differences notwithstanding, from construction contract to occupancy, time to market:
•Burlingame Ranch Phase 2: 2013-2015, 82 Units (27 months)
•Burlingame Ranch Phase 3: 2021-2022, 79 Units (21 months)
✓Project is still on track to deliver roughly the same number of units in 20% less time
✓Few complaints from neighbors related to the impacts of on-site construction
This demonstrates a commitment to incrementally decreasing impacts of new development on neighbors!
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Request of Council
10
Staff recommends approval of the
recommended income category
distribution for 79 new for-sale
affordable housing units at Burlingame
Ranch Phase 3 as well as the general
approach to the lottery/sales process.
Council Questions,
Comments,
Discussion
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MEMORANDUM
TO: Mayor and Council Members
FROM: Chris Everson, Affordable Housing Project Manager
THROUGH: Rob Schober, Capital Asset Director
MEMO DATE: February 11, 2022
MEETING DATE: February 14, 2022
RE: Lumberyard Schematic Design Process Update #3 - 50% Schematic
Design
SUMMARY:
The project team will present an option which Council requested, showing a parking structure on
the Deer Hill side of the development. The final community outreach #4 summary report will be
presented, and ongoing sustainability, transportation and infrastructure efforts will be discussed.
The project team will present a 50% schematic version of the updated site scheme and building
design progress for Council’s review, and Council feedback is requested.
BACKGROUND:
At the November 1, 2021 work session, the project team presented four parking/site layout
schemes - Pivot, Latch, Hinge, and Flange. At the January 10, 2022 City Council work session,
the project team presented preliminary feedback from community outreach #4 and proposed
sustainability goals. City Council directed the project team to continue developing modifications
to the Hinge plan with 310 units.
REQUEST OF COUNCIL:
Is the schematic design development shared today acceptable to proceed with in regard to
livability and architectural character?
DISCUSSION:
Parking Garage at Rear (East) of Site
Council requested that the team consider including a parking structure on the Deer Hill side of the
facility. The project team will illustrate one such option and discuss reasons why this is not
recommended, such as interference with the balance of the programming on the site due to size
and location, adverse effect on open site area, and overall inflexibility related to potential future
use.
The team will also note that throughout the schematic design process, since the preceding
conceptual design phase, the schematic design effort to this point has already reduced the
amount of underground parking by over 40% and the strategy of aligning building footprints to
underground structures provides an efficient approach for both cost and use of space.
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Community Outreach #4 Results:
At the January 10 work session, preliminary results of community outreach #4 were discussed.
Some conclusions included:
• Open site area should be generous, looking for a balance between small and large
spaces, and with only modestly programmed open site areas.
• Enhanced amenities ranked high and relates to livability. Private outdoor space is highly
desirable, where possible. Include great storage in-unit and external, decks and private
open spaces, quality interior finishes.
• ‘Hiding’ parking underground was consistent throughout the outreach. Underground
parking and net-zero were both in the top three, in terms of trade-offs.
The final summary report for community outreach #4 was not ready at the time this packet was
submitted and will be available hereafter. Although incomplete, the information in the final report
shows no deviation from the preliminary results reported at the Jan 10 work session.
Ongoing Collaboration, Engineering, Workshops
Transportation: The project team has been in conference with City transportation staff, and the
transportation impact analysis in in process. The project team hopes to have some results to
present at the March 21, 2022 City Council work session. The analysis will focus on traffic impacts
in the neighborhood, and overall transportation solutions, including evaluation of numerous
potential Lumberyard shuttle bus routes. This analysis will also bring focus to the quantity of
commuter miles and hours taken off highway 82 as a result of the Lumberyard development and
will also discuss any entrance to Aspen effects, which has become a topic of public discussion
and should be addressed accordingly.
Civil Engineering: Site grading design is in process and is focusing on utilizing the large horizontal
area of the site to design toward a balanced site and looking to limit any non-recycling related
trucking of material off site. The design effort is focusing on creating comfortable road grades and
turning dimensions for plowing, fire truck access, deliveries and potential shuttle bus circulation.
Stormwater and Utilities: The ongoing stormwater design is focusing on on-site collection,
treatment and storage with 3 main basins to detain and with important consideration given to
balancing 100% of stormwater on site, with contingency outfall also recently being considered. At
the same time, utilities such as electric, sewer and water service are continuing to be explored at
the schematic level.
Air Quality: City staff have made progress on air quality monitoring at the Lumberyard project site.
VOC air sampling will be conducted at the site mid-February. Mountain Rescue has agreed to
host two PM2.5 PurpleAir Sensors at their location, to be completed by end of February. Once up
and running PM2.5 data will be available on the PurpleAir website as well as the EPA Fire and
Smoke map. Staff is hopeful to have updates for the March 21 Council work session.
Sustainability: The project team hosted another sustainability workshop with City environmental
health and utilities staff. Options and priorities are under further review and identifying pathways
to meeting priorities are in discussion. Enterprise Green Communities Plus, 10 Key
Recommendations, and stretch goals are being further evaluated. Zero Carbon certification looks
to be the most applicable stretch goal, and after continued research, collaboration with key City
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staff has concluded that it will not be possible to rely on recycled water for landscape irrigation.
The demolition of the existing facilities at the site is in discussion related to the requirements of
Enterprise Green Communities Plus certification. Recycling alternatives for materials which need
to be deconstructed at the site are being considered.
Development of Site Scheme and Building Plans:
The design team has advanced the Hinge site scheme arrangement with refinements to open site
areas, parking, roadways, shuttle bus station, trails and walkway connections as well as crucial
modifications to building layouts.
Unit programming within buildings are broken down per each building and illustrated. Livability
advancements are discussed, including ground level unit entries, patios and balconies, natural
daylight, communal spaces, storage and noise mitigation tactics.
Unit plans have been developed and are illustrated, including 1-bedroom flat units and 2- and 3-
bedroom units with both flat and multi-level townhome options. Stacking of units and
appurtenances will demonstrate how the buildings come together.
Building Design: Massing and Character:
Building massing models have been significantly developed and will be presented. Models include
horizontal and vertical articulation as discussed in prior Council work sessions. A preliminary
material palette has been applied for an overall building character presentation, although this will
evolve as the process moves forward and should not be considered as an attempt to be final.
Financial Resources and Implementation Planning:
With more information about the project becoming available, the schematic design project
estimate effort will be kicked off shortly, and the project team hopes to have some results to report
at the March 21 Council work session. Sources of state and federal funding continue to be
identified and evaluated along with phasing possibilities.
Land Use Actions in Process:
Annexation of the Aspen Mini Storage site is in process. Public notice is being implemented, and
public hearings with Council and Planning and Zoning have been scheduled.
An application for subdividing the undeveloped triangle site to the south of the project is still being
developed, and details are being completed related to that process.
Next Steps:
City Council input will be crucial to help guide next steps toward completion of the schematic
design process. A follow-up Council work session with City Council is scheduled for March 21,
2022.
FINANCIAL IMPACTS: The 2022 project budget of $1,500,000 was approved by City Council.
The schematic design project estimate effort will further inform financial impacts related to project
design decisions in the coming update meetings with Council.
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RECOMMENDATIONS: Staff recommends that Council consider the design progress as
presented and discuss whether the schematic design development shared today is acceptable to
proceed with in regard to livability and architectural character.
CITY MANAGER COMMENTS:
ATTACHMENTS: Exhibit A – Presentation slides including appendix with schematic building
plans and meeting minutes for stakeholder meetings
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ASPEN LUMBERYARD
CITY COUNCIL WORK SESSION I FEBRUARY 14, 2022
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4.0 TODAY’S DISCUSSION
4.1 COUNCIL’S ASKS
4.2 OUTREACH & ENGAGEMENT
4.3 DESIGN UPDATES
4.4 PATHWAYS FORWARD
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 01.10.2021 City Council
Work Session
Our Asks from the Meeting:
Scheme Development
• Can we proceed with a kit of parts approach to a single scheme based on council and community input?
• Acceptance of how the design team will approach finalizing a unit mix
Sustainability
• Adoption of a sustainability program and approach to Net Zero
Our Takeaways / Tasks:
• Proceed with Hinge as the starting point for moving toward a single
scheme
• Design toward Enterprise Green Communities Plus sustainability
certification
• Aim to reach 75% energy consumption offset through on-site renewables,
while continuing to explore stretch goals for approaching Zero Carbon,
Living Building Petal Certification and use of Recycled Water
• Address concerns of the livability of large buildings and 4-story height
across the site
• Address concerns about the cost of underground parking versus a
structured above-ground parking deck and explore structured parking
near Deer Hill
1.0
48.9%40%1.77 ACRESBELOW GRADE PARKING
PARKING COUNT:
DWELLING COUNT:
172
120
140
432
UNDERGROUND
CARPORT
SURFACE
TOTAL
HINGE
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TASK AT HAND
Programmatic Elements
• 10.5 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
• Elevator access to units
• 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
1.0
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WHERE WE ARE NOW
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7CUSHING TERRELL
What will be covered Our ask of you:
Address council’s asks from previous work session
• Parking Structure at Rear of Site?
Outreach & Engagement
• Final Survey Results
• Stakeholder Sustainability workshops
• City transportation and infrastructure workshops
Design Updates
• Site Scheme Progress
• Building Design Progress
Is the concept development
shared today acceptable to
proceed with in regards to
livability and architectural
character?
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 Final Schematic Design to Council
Late March 2022
Post Final Schematic Design Package on
Project Website
April – 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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ENGAGEMENT PLAN OVERVIEW
Public Stakeholder Groups
• December 15th afternoon and evening
Public Engagement events at the
Limelight Hotel - Featuring a Facebook
Live Event
• Completed Online Survey for public input
from December 15th until January 15th
• Aspen Community Voice Project page
provides project updates and solicits
feedback
• Next Chance for Engagement: Schematic
Design posted to Community Voice
Project page
• City Engineering and Public Works
• City Environmental Health and
Sustainability Department
• City Parks and Open Space
• City Parking and Transportation
• City Managers Office
• City Finance Department
• Community Development
• Building Department/ Accessibility
• Fire Marshall
• APCHA Housing
• Pitkin County Community Development
• John McBride - Aspen Business Center
• CORE
• AVLT
• Kids First
2.0
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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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4.1 COUNCIL ASKS
Parking Garage at
Rear of Site
• A multi-level parking structure has a large footprint, and
does not allow for the balance of the programming on
the site
• Utilizing the building footprint for parking, as designed
in the original Hinges scheme, makes efficient use of
the site allowing for more open space meeting project
goals for livability, access to daylight and views, and
open space
• A dedicated parking structure is a single use structure
with ramped floors, thus limiting future flexibility
• The concept designs provided 100% of parking
underground. The current scheme reduces
underground parking to 57% and utilizes building
foundations for the parking structure. Level floors
provide future flexibility for this lower level.
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4.2 OUTREACH & ENGAGEMENT UPDATES
Final Survey Summary
Total of 411 people
responded to the survey
48% of those people live in
the City of Aspen
32% of those people live in
Pitkin County
67% of those people work in
Aspen
23% of those people work in
Pitkin County
30% of those people envision
living at the Lumberyard
70% of those people do not
envision themselves living at
the Lumberyard
• Responses to the size, character and uses of Open Space
concluded with a desire (on a sliding scale) for larger
concentrated open spaces with some defined uses
• Responses to either surface or structured parking concluded with
underground parking being favored 62% to 38%
• Responses to extra storage by my unit or near my parking were
split 50/50
• Responses to the need for oversized vehicle/camper/rafts, etc
concluded with 59% responding not in favor
• Responses to unit access being via interior corridors vs exterior
access was 82% to 18% in favor of exterior access
• Responses to Unit Type; single level vs two story town-home
resulted in a desire for the two story town-home by 61% to 39%
• Responses to shared wall options showed a desire to have a
balance of having lower level utilities and privacy by 54% to 32%
preferring privacy and 14% preferring lower utilities
• Conclusion by Trade Offs show a desire for Net Zero Buildings
followed by a Pedestrian First Design
Full Report within Appendix
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4.2 OUTREACH & ENGAGEMENT UPDATES
City Transportation &
Infrastructure Workshops
Transportation:
• Transportation Impact Analysis is in process
• Data collection / existing condition analysis nearly complete
• Trip generation for high and low bedroom count is a difference of on 5
trips
• Shuttle route consideration / analysis underway
Stormwater:
• Designing for short systems and being mindful of outfall
• Looking at 3 main basins to detain 100% of stormwater on-site
Grading:
• Designing toward a balanced site, looking to limit trucking of material
• Designing for comfortable road grades for plowing, fire truck access
Utilities:
• Electrical, sewer, and water service under exploration
Air Quality:
• City staff have made progress on air quality monitoring at the
Lumberyard Housing project site
• VOC air sampling will be conducted at the site mid-February
• MRA has agreed to host two PM2.5 PurpleAir Sensors at their location-
installation to be completed by end of February. Once up and running
PM2.5 date will be available on the PurpleAir website as well as the EPA
Fire and Smoke map
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4.2 OUTREACH & ENGAGEMENT UPDATES
Sustainability Workshops
Stakeholders
Climate Action
Environmental Health &
Sustainability
Utilities
Building Department
Public Works
Capital Asset
Community Office for
Resource Efficiency (CORE)
Adopted Goals:
• Enterprise Green
Communities Plus
• 75% offset of energy
consumption through on-
site renewables
Stretch Goals Under
Consideration:
• Zero Carbon Certification
• Living Building Petal
Certification
• Use of Recycled Water
Workshops:
1. Sustainability Overview: Review Options & Define Priorities
2. Sustainability Recommendations: Water are the pathways to meeting
priorities
3. Enterprise Green Communities, 10 Key Recommendations & Stretch
Goals: How do we get there?
Updates:
• Deeper drive on goals, and next steps as an integrated team on how to
achieve them
• Created a better understanding of recommendations and early steps
• Narrowing of potential Stretch Goals: After continued research
greywater recycling is not feasible. Zero Carbon Certification is
currently the most applicable stretch goal.
• Discussed demolition of lumberyard site and related requirements of
EGC Plus Certification
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4.3 DESIGN UPDATES
This schematic progress update focuses on further development of the site, from
scheme into a functional site plan, and marks the first step into the design of
buildings and units. The design team continues to layer in information from due
diligence efforts such as sustainability strategies, infrastructure, utilities, etc., while
continuing to address the Lumberyard’s guiding principles with each iteration and
each step forward.
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
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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4.3 DESIGN UPDATES
Site Scheme Progress
WHAT HAS CHANGED?
• Moving out of “Concept Diagram” into “Site Plan”
• Relocating transit stop allows for better queuing at 82 and ac-
cess out of MRA
• Building footprints reflect articulated 1, 2 and 3 bedroom units
• Site grading and storm drainage is being incorporated
NOVEMBER JANUARY CURRENT
200'100'50'0
SCALE: 1"=100'-0"
• Trail adjustments allow for berming along 82
• Underground parking added to building 2 to allow for more
tenant storage based on public feedback
• Underground parking ratio shifted from 40% to 57%
• More detailed exploration of underground parking entrances 0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
DDDW0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
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NORTH
DDDW0'50'100'150'200'400'600'SCALE 1"=100'-00"
NORTH
4.3 DESIGN UPDATES
Site Scheme Progress: Updated Site Plan
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4.3 DESIGN UPDATES
Site Scheme Progress: Overhead Site Perspective from West
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4.3 DESIGN UPDATES
Site Scheme Progress: Overhead Site Perspective from East
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4.3 DESIGN UPDATES
Building Design: Program
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 DESIGN UPDATES
Building Design: Livability
Getting out the door quickly!
• Private/direct entries on ground level
• Easy access to stairs/elevators
Access to outdoor spaces
• Private patios and balconies
• A mix of natural and programmed
outdoor community spaces
Addressing Endless corridors
• Natural daylight and views
• Comfortable width to pass with an
armload of groceries
• Insets at entry doors to create a sense
of place
• Communal spaces for incidental
interaction
Stairs
• Not just fire stairs- inviting with softer
materials, natural light, primary/
celebrated space
Storage
• In the right place - both in unit AND
near parking
• Secure for gear / bikes
Mail/Package Delivery
• Secure package lockers
• Adequate space
• Conveniently located
Noise: Both internal (neighbors) and
external (82 and airport)
• Assembly ratings
• Placement of mechanical equipment
• Thoughtful unit to unit adjacencies
Trash
• Adequate space for diversion: Compost
and Recycling
Value-Added Spaces
• Party/Community Rooms, Roof Decks,
Common Areas
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4.3 DESIGN UPDATES
All bedrooms sized to allow for king
beds and flexibility with furniture
Living & Bedroom spaces push to the
exterior walls to best take advantage of
daylight & views
Walk-in closet in primary bedrooms
Bathtubs in every unit for families with
children
Under-counter washer/dryer to create
more usable space above
Mud-rooms with cubbies & bench to kick
off and store all your outdoor gear
Building Design: 1-Bed Flat 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!
Extra in unit storage to suit
whatever your need
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4.3 DESIGN UPDATES
Building Design: 2-Bed Town-home Unit Plan
Large top-level terrace
or a ground-level patio
with street entry!
Large contiguous
living & dining space
allowing for ample
daylight
Kitchen scaled to size
of unit / number of
occupants
Mudroom & under-
stair storage similar to
1-Bed Unit
Built-in desk nook to
help with WFH!
Equal sized bed
spaces for roommate
scenarios
Ample closet and linen
storage
Walk-in shower in one
bathrooms and a tub
in the other to suit a
variety of needs
Bedrooms have
separation/privacy
from living spaces
Level 1
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4.3 DESIGN UPDATES
Building Design: 3-Bed Flat Unit Plan
Large top-level terrace or
a ground-level patio with
street entry!
Large contiguous living &
dining space located on
building corner to allow
light from two sides
Built-in desk nook to help
with WFH!
Primary bedroom suite
All bedrooms sized to allow
for king beds and flexibility
with furniture
Extra in unit storage to suit
whatever your need
Mud-rooms with cubbies &
bench to kick off and store all
your outdoor gear
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4.3 DESIGN UPDATES
Building Design:
Building 2 Floor Plans
UP
UP
UP
DN
RAMP DNFFE 7779 (64 SPACES)RAMP UPSTORAGE
Lower Level Parking
Ground Floor
Fourth Floor
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4.3 DESIGN UPDATES
Building Design: Building 2 Ground Floor Plan
UP
UP
UP
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4.3 DESIGN UPDATES
Building Design: Massing & Character Study
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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
Is the concept
development shared
today acceptable
to proceed with in
regards to livability
and architectural
character?
March 21st : Council Work Session Presenting 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
60
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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MEETING MINUTES
Project: Aspen Lumberyard Affordable Housing
Meeting Minutes Recorded by: Randy Rhoads
Meeting Purpose: Development Finance Meeting
Meeting Date: January 11th, 2022 12:00 pm – 1:30 pm
Attendees: Chris Everson (CoA), Laura Dougherty (CT), Randy
Rhoads (CT), Charlie Deese (CT), Sara Ott (CoA), Diane Foster (CoA),
Scott Miller (CoA), Pete Strecker (CoA), Tyler Sexton (CoA), Cindy
Christensen (CoA), Tom Currell (CPM).
VISION
A stable, thriving affordable neighborhood. Pedestrian friendly, environmentally sustainable, connected, and welcoming. Looks, lives and feels
authentically Aspen!
Discussion Topics
Attachments:
Meeting Agenda
Meeting PowerPoint Presentation
EPS Market Study date 1.6.22
• Chris provided a high-level update from the City Council Work Session on 1.11.22
• The Design Team will present final Schematic Design based on the “hinge concept” to City Council on
March 21,2022 and will be requesting City Council to approve Schematic Design at that time.
• Need to determine potential City funding sources and timing of both city and other funding sources
based on forthcoming project cost estimates.
• Next meeting (with this group) will be in April and the Design Team will be providing cost estimates
based on initial Schematic Design. Overall Project Budget will be developed and will be overlaid with
available city funding. Also, will have Initial Housing Development Proforma and capital budgets for Site
Improvements and Public Infrastructure.
• CBDG, DOLA, and other sources will be analyzed for Site Improvements and Public Infrastructure.
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• Tom requested that City Staff look for potential unique funding sources that only they might be aware
of.
• Budgeting for and annual approval of city funds will be necessary over multiple years in order to
advance the project. The timing and scope of each phase of development will be orchestrated to match
available funding over time.
• Preliminary Projections for the Timing of City Funds (the sequence and phasing of housing may change
in the coming months as more information is available)
2022 Additional funding for design and engineering
Mid 2023 Site & Infrastructure
Early 2025 Phase 1 Rental
Mid 2026 Phase 2 Rental
Late 2027 Phase 3 Rental/For Sale Conversion Housing
• Scott pointed out that the City approves budgets on a yearly basis so significant coordination will be
needed related to the multiyear budgetary needs.
• There may be opportunities to engage a private developer to facilitate and housing development
(public-private-partnership), similar to 488 Castle Creek or Mainstreet developments. Need to anticipate
a significant legal effort and City Staff time commitment related to these agreements.
• If the strategy of engaging a Private Developer is not pursued, then the fall-back plan would be for the
City to act as the Developer.
• Some potential funding sources require significant work to prepare competitive funding
application. Negotiating legal agreements and the work required to comply with programmatic
requirements can also be significant.
• Most Federal Programs target families at either the 60 % area median income (AMI) level or the 80%
AMI level.
• The Design Team is recommending that the Lumberyard follow CHFA income/rent standards so that we
are aligned with the Federal Standard and we can maximize the possibility of obtaining funding sources
other than City funds.
• The Design Team will base the financial models on CHFA/Federal standard rent and income
requirements.
• Cindy Christensen stated that for Category 1 households APCHA is experiencing longer vacancy rates for
2- and 3-Bedroom units. They are not experiencing that issue with 1 Bedroom units. More discussion is
needed to understand market demand and compliance/tenant intake demands.
• There will be a mix of Deed Restricted income levels between 30% and 120% AMI.
• CHFA LIHTC Tax Credits only have two funding rounds per year,
• USDA Rural Grant Program will be considered as a potential funding resource.
• Cindy Christensen stated that the Federal Programs “Don’t Like” the APCHA requirement that renters
must work in Pitkin County.
• To maintain the project schedule and potentially create some cost savings it is important that the
Lumberyard receive Major Public Project Designation. Sara acknowledged that this process could get
underway right away.
• The design and engineering work currently underway will ultimately position the development of the
Lumberyard site to be implemented more quickly in the future. Chris described this as going slower now
so we can proceed faster in the future.
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• Need to have Ballot language in place by June 2022 if there is going to be a ballot initiative put forth to
voters in November 2022.
• Sara stated that she would need cost estimates for Site & Public Infrastructure ASAP.
• Sara and Pete will meet to discuss the potential for Cash Basis funding of the Site and Infrastructure
work.
• Pete stated that the RETT is currently extended through 2040 and would see a potential ability to see
$35MM (not $70MM)
• Sara stated that she did not want the projects financial planning to be contingent on a vote.
• Tom requested that City Staff include the Lumberyard in any funding requests that various departments
may be considering.
• Sara stated that Earmarks need to be included in the potential funding resource mix.
• Sara and Chris will meet separately to discuss the approach of Local Employer Employee Housing Buy-in
***
END OF MEETING MINUTES
The foregoing is the author’s understanding of the content of this meeting. If the attendee’s understanding
differs from the above, please respond to the author within ten working days.
CUSHING TERRELL
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cushingterrell.com
MEETING MINUTES
Project: Aspen Lumberyard Affordable Housing
Meeting Minutes Recorded by: Zoe Kowalczyk
Meeting Purpose: Aspen Lumberyard Transportation/Engineering
Progress Review
Meeting Date: January 31st, 2022, 1:00 pm – 2:00 pm
Attendees: Chris Everson (CoA), Randy Rhoads (CT), Zoe Kowalczyk
(CT), Gyles Thornely (C1D), Hailey Guglielmo (CoA), Lynn Rumbaugh
(CoA), Pete Rice (CoA), Nikki Riemer (F+P), Charlie Alexander (F+P),
and Danny Stewart (F+P).
VISION
A stable, thriving affordable neighborhood. Pedestrian friendly, environmentally sustainable, connected, and welcoming. Looks, lives and feels
authentically Aspen!
Discussion Topics
Purpose: Discuss the transportation details for the Aspen Lumberyard site.
• Review traffic count data collection and proposed seasonal adjustments
• Nicki went over the counts they did: August 6th, 2019, 30th highest hour.
• Did a comparison from 2019 to 2022 and got an adjustment factor of 1.13
• Further looked at am and pm peak hours.
o AM peak adjustment of 1.13 and PM adjustment of 1.05
o Nicki and Charlie will document this and send out to us.
• Review draft trip generation
• Between the high and low bedroom counts, there was only a 5 trip difference.
• Don’t let the trips drive the decision. This is not a matter to really worry about.
• Chris looking to find more accurate survey data for them to use. Will get back to this later.
• Nicki update on field observations
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• Nikki trying to get to Aspen on this Thursday, Friday or next Tuesday. Looking for the cues
and how long it takes to get through to make sure their information is accurate. If we have
anything else for Nikki to look at, let her know by Thursday.
• Randy reminded Nikki that at the new signal, we would like to better understand what we
should expect from the car stacking for exiting. This will help drive further design of our
frontage road/ entrance into the Lumberyard.
• Review the site plan, traffic circulation, parking arrangements
• Danny asked who will be removing Sage Way right-in-right-out.
o Danny to check with coworkers on this.
o If we get rid of this road, will we then get more traffic from the north streets through
the Lumberyards frontage road? --> Further discuss
• Verified that a 29' radius for fire truck turning is correct.
• Verified that our 90-degree parking spots at 10'x20' is a good size to use.
• Verified that our parallel parking spot size of 8'x24' is higher than Aspen City Code of 8.5'x18'
o We can compact this if needed
• We have 24 Bikes planned for the bikeshare program, however there is room to add more.
• Discuss shuttle/circulator bus opportunities/considerations for the Lumberyard.
• All point mentioned are to be further discussed later on. Brought forward all of our questions
so we can work them out as the site comes to fruition.
• Should the shuttle circle back around to the ABC, or can we place the shuttle on the other
side of the frontage road?
• Lynn wondering if we could add two bus stops due to the distance some residents would
need to walk to get to the proposed bus stop.
o Lynn would like to see more of a Burlingame bus format.
o Randy suggested the idea of calculating the amount of time it takes to circle around
the Lumberyard, or to just include more stops.
• Lynn stated that one location would be more efficient. Randy then suggested
moving the bus station behind Fire Mountain Rescue.
• As these decisions get made, we need to figure out if we would like to extend the Burlingame
bus route to the Lumberyard (cheaper) or create a new route (expensive)
• Does this stop serve the ABC?
o Will most likely serve the A.M. neighborhood
• John had asked about including bus charging on site. What is the reality of this?
o Lynn mentioned that there is charging at Ruby Park and the main transportation
facility. She does not think that a charging station here would be necessary.
o Lynn pushed for us to focus on providing a good service, not charging stations.
• Randy asked who we should talk to next to continue these conversations?
o Look over the site with F+P for a more accurate telling of the logistics behind our
drawings.
o Nikki to do further studies which will be included in their TDM
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• Lynn mentioned that council might push for us to look at having a shuttle connection at the
highway. This is not a favorable location for our site.
o Address this if we can.
• Lynn mentioned that the bike share station will not be there right when phase 1 is complete.
The program needs time to expand; so, plan for the space, but implementation not right
away.
• Lynn pushed for no inclusion of a Car-2-Go space. There is one in the ABC that does okay,
but there's not a huge need for one.
o This can always be implemented later, too.
***
END OF MEETING MINUTES
The foregoing is the author’s understanding of the content of this meeting. If the attendee’s understanding
differs from the above, please respond to the author within ten working days.
CUSHING TERRELL
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cushingterrell.com
MEETING MINUTES
Project: Aspen Lumberyard Affordable Housing
Meeting Minutes Recorded by: Zoe Kowalczyk
Meeting Purpose: Aspen Lumberyard Aspen Lumberyard
Utilities/Infrastructure Engineering Progress Review
Meeting Date: January 31st, 2022 3:00 pm – 4:00 pm
Attendees: Christopher Everson (CoA), Randy Rhoads (CT), Zoe
Kowalczyk (CT), Gyles Thornely (C1D), Tyler Christoff (CoA), Hailey
Guglielmo (CoA), Justin Forman (CoA), Steve Hunter (CoA), Richard
Goulding (RFE), and Danny Stewart (RFE).
VISION
A stable, thriving affordable neighborhood. Pedestrian friendly, environmentally sustainable, connected, and welcoming. Looks, lives and feels
authentically Aspen!
Discussion Topics
Purpose: Discuss the engineering/utility details for the Aspen Lumberyard site.
Stormwater
- Review of permeable/impermeable surface calcs and stormwater quality & qty management strategies
o Push for short storm systems
o Be aware that we can’t have outfall by east triangle end – lawsuits
o No route to river
- Surface Parking Spaces – are permeable pavers as seen at Burlingame Ph II likely required even if the calcs
do not indicate a need for them?
o Chris wishes to push for these.
o No use of sand
Drainage
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- Danny to provide quick overview of watershed basins assumed for the site.
o 3 main basins (The three main green areas on site) with several smaller ones. If were able to put in
new tech, these storage spaces aren’t limited.
o 100% detained on property
o The geological report concluded that the soil will be able to properly drain.
Grading
- Danny to provide assumptions that led to the cut fill calcs
o Started at the highway, slope profiling, the while site is just about balanced.
o Finished floor above 1-2 ft.
o South end is the high point of the site.
o Danny showed grade plan
o All the surface draining will come and drain into the three main spots
o Getting these plans into the snow plow workers hands would be a good idea for them to give
their input on the grades
o 26’ streets for fire access
Utilities
- Power – Danny to inform all of the route needed to pull power into the Lumberyard and likely associated
costs with this new line.
o To get this scoped out as early as we can. Will be a large budget number
o Come up through Woodward instead of Pass n Go.
o 2 Power sources from the switch gear in a looped system
o Primary electric is not from aspen electric – this is on us.
▪ Will need Utility permit from the city – easily accessible- to be able to work on streets
o Would need to include an ability to serve letter. What would we need from the electric group?
▪ General numbers of meters, meter type, and anticipated load.
o If we have multiple services, we will need to get the fire department involved.
▪ Multiple servers and panels. → Will work with design team as this evolves
- Moving sewer line that runs parallel to HWY 82 to allow for the berm construction
o Not allowed a berm in the right of way of C Dot
o Hoping to relocate sewer line, so looking at having smaller, 8” sewer lines throughout the site.
o Internal main system to be reattached to the main line on Sage Way.
o Only have 10 – 20 ft. of space to berm up.
o Existing water line running through the large building – to be further discussed later, but looking
at mostly having a looped system
▪ Would tie into the line across the highway, and have a main circle with 1 or 2 cut
throughs
- Review of proposed utility corridors
o Transformer stations? Location will depend on our load counts
- PV Collective – time to kick this conversation up a gear with Justin Forman and Tyler Christoff
o What can we max. out? Where else makes sense for the location?
o Differ this to Thursday for the sustainability meeting
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o Tyler will miss, Mech. designer can make this easy or hard, so to whatever extent we should show
a manageable map.
o Will talk through a concept later. Justin is well versed and will help us on this.
o Will require us to set up strategic metering for the PV
- Discuss water reuse line recognizing even though it may be many years before we switch from potable to
this reuse line.
o No raw water access would have to design a completely different landscape depending on what
kind of water we get. Should we realistically plan for?
o To get this, will take a long time and out of our ability.
o Will talk on Thursday + get into the details then.
▪ Nitrogen monitoring
▪ Can’t give answer if its worth it or not
▪ Still be resource conscious.
Site Plan
- Rachel Richards mentioned the amount of back and forth it took to get the berm at the Maroon Creek
Affordable housing to be just right – If anyone can dig into the lessons learned for guiding the berm
design for Lumberyard that would be great.
o Asked Scott Miller why it was so hard. Was before Scotts time. Was back in 2005. Will need to
further dig for this.
- If we lack the space for a berm, will the city permit a wall? (Maybe more of a Comm Dev question than
Engineering?
***
END OF MEETING MINUTES
The foregoing is the author’s understanding of the content of this meeting. If the attendee’s understanding
differs from the above, please respond to the author within ten working days.
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MEETING MINUTES
Project: Aspen Lumberyard
Meeting Minutes Recorded by: Randy Rhoads
Meeting Purpose: Sustainability Workshop #3
Meeting Date: February 3, 2022
Attendees: Zoe Kowalczyk; Robert Schober; Tessa Schreiner; Marty
Treadway; Liz Chapman; Justin Forman; Jannette Whitcomb; Tim
Karfs; Denis Murray; Scott Miller; Laura Dougherty; Charlie Deese;
Randy Rhoads; Shane Gerkin; Paul Goss; Christopher Everson; Gyles
Thornely; Richard Goulding; Danny Stewart; Ryan Schwartz; Tim
Johnson; Tessa Schreiner; Michael Levinson; Nathan Bronec;
Ashleigh Powell; Rachelle Macur
VISION
A stable, thriving affordable neighborhood. Pedestrian friendly, environmentally sustainable, connected, and welcoming. Looks, lives and feels
authentically Aspen!
Discussion Topics
Purpose: Workshop #3 Enterprise Green Communities, 10 Key Recommendations and Stretch Goals: How do
we get there?
1. Determine space requirements for EV Chargers, Transformers, and other EV related components.
o 15% of parking spaces to be equipped with EV chargers = 65 parking spaces
2. Valerie Macdonald leads emergency response for city. Design team will follow up with Valerie related
to her recommendations on how to allocate emergency power.
3. Denis Murry recommends focused emergency power allocation (Community Room) as opposed to
dispersed (1 emergency power outlet in each apartment unit)
4. Mountain Rescue facility might be an option for resident gathering space in an emergency situation.
5. ERV special purpose filters for smokey/fire contaminated air to be accessible and easy service.
o MERV13 filter was recommended by Jannette Whitcomb.
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6. Justin Forman is interested in a deeper dive discussion on PV, battery backup, and metering.
7. Aspen Electric does Net Meter – This needs to get corrected in the Lumberyard Sustainability Outline.
8. Marty Treadway asked if Sub metering is a possibility – Justin Forman thinks it’s a great idea.
9. Marty Treadway asked if the financial benefit of PV on site generation would flow to the residents in
terms of lower utility bills – Shane Gerkin confirmed that lower utility bills for the residents is a goal.
10. City Zoning has exterior lighting standards that include “Dark Sky” requirements. Michelle Bonfils is
working on an update to the Lighting Ordinance.
11. Jannette Whitcomb encouraged the design team to emphasize the restorative and healing nature of
our design intent and goals.
12. Need to meet with Liz Chapman to discuss waste diversion strategies in detail. Liz is satisfied with
75% waste diversion standard as part of Enterprise Green Communities Criteria. Liz pointed out that
Pitkin County landfill is interested in material for Alternative Daily Cover and ground up
demolition/deconstruction material may be suitable.
13. Justin Forman pointed out that Tyler Christof is the key person to discuss details of grey waters
reuse.
o Design team needs to get some research done on site. Don’t assume this is an available and
guaranteed water source.
o Needs to be set up so that if in the future, it is available we can connect to it as easily as
possible.
o Landscape irrigation needs to be designed for potable water in compliance with Aspen City
“WELLS” program.
14. Marty Treadway asked what the raw KW for remaining 25% of energy above the 75% being
produced on site. Shane Gerkin will follow up on this with Marty.
15. Ashleigh Powell suggested we strategically review Red List indoor air quality issues.
16. Cushing Terrell to forward list of upcoming meetings to all attendees.
17. Jannette Whitcomb recommended that Indoor Air Certified Raters be utilized to confirm compliance
with Indoor Air Plus Standards. Provide a written description of how we plan to meet Indoor Air Plus
standards.
18. Design Team initial calculations indicate that the existing site contains 30,000 cubic yards of road
base and concrete that could potentially be used as fill on site. Need to coordinate with Michael Port
at Pitkin County Landfill.
___________________________________________________________________________________
***
END OF MEETING MINUTES
The foregoing is the author’s understanding of the content of this meeting. If the attendee’s understanding
differs from the above, please respond to the author within ten working days.
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MEETING MINUTES
Project: Aspen Lumberyard Affordable Housing
Meeting Minutes Recorded by: Zoe Kowalczyk
Meeting Purpose: Site Sustainability Workshop #1
Meeting Date: September 23rd, 2021 3:00 pm – 5:15 pm
Attendees: Randy Rhoads (CT), Chris Everson(CoA), Laura Dougherty
(CT), Charlie Deese (CT), Zoe Kowalczyk (CT), Shane Gerkin (CT),
Ryan Schwartz (CT), Tim Johnson (CT), Tessa Schreiner (CoA), Liz
Chapman (CoA), Marty Treadway (CORE), Ashley Perl (CoA), and
Christine Shine (Connect One).
VISION
A stable, thriving mixed income neighborhood that is pedestrian friendly, environmentally sustainable, connected, and welcomi ng that looks,
lives and feels Authentically Aspen to residents, neighbors, and visitors.
Discussion Topics
- The focus of this meeting is to narrow the choices of certifications. This won’t need to be selected today
but continue into another meeting before November 1st.
- What does success look like for us? What goals do we want?
- Comments during presentation
o Shane, Tess, and Marty agree that we should look into the Living Building Challenge.
o Reminder that we don’t have to pursue a certification. We can always utilize the rules and
definitions of various certifications. A certification helps keep the goals a pr iority.
o LEED Net Zero Energy Certification must achieve a main LEED certification as well.
o Community has shown to want/ like certifications, the council is interested as well but not 100%.
o If we pursue funding – might have to follow a certification. → Further discuss
o Word is that the city wants to exercise their right to work on this project. We can use this project
to push Aspen Electric to respond to zero net more efficiently. Could push some healthy
competition between the two companies.
▪ See what each company can and cannot do.
▪ Be prepared to work around Aspen to achieve our goals.
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▪ Aspen City Electric has a sustainable energy cap – 95% of the energy has to be purchased.
o Had a discussion on the various types of HVAC equipment to place on site. This will be tricky to
uphold the sustainability want, use up as little space as we can, and keep noise down.
o Liz had a concern on ILFI with the quality and price of materials to be used given the red list. We
should not be too concerned with this issue, for when we select the specific types of materials, the
green list will have expanded, and we have a history of successful construction and use with all
green list materials.
o Equity inclusion is an important factor – make sure to remember this in our future discussions.
o Was concern about light availability on site. Push further with site design.
o Concern about passive house and air quality. With the rising temperatures, people are starting to
choose between uncomfortably warm, stagnant indoor air temperatures or breathing in smoke
with outdoor air cooling the home. Continue this topic and concern into the site/ building
designs.
o When the Lumberyard is constructed, make sure that there is regular maintenance on the
systems.
o Further discuss electricity storage via batteries on site.
o Discussion of including future modeling for when temperatures rise. Make sure or buildings can
sustain.
o No on-site composting.
o Focus on waste during construction.
o Further air quality studies.
- What is important for us? How can we narrow our certification choice?
o Create a list of ‘must have’s and ‘strive to have’s to narrow choices
o At this point – we don’t have a budget to hold us back. Have been encouraged by Chris to go big.
▪ Set up a document of sorts for everyone to list these.
o Pick a baseline certification so were challenged, but not stretching or limiting our design. We are
doing this for the community, not the certification sticker bragging rights. This will mean a lot to
the community.
o Next week have a feedback meeting on wants vs. must haves?
***
END OF MEETING MINUTES
The foregoing is the author’s understanding of the content of this meeting. If the attendee’s understanding
differs from the above, please respond to the author within ten working days.
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MEETING MINUTES
Project: Aspen Lumberyard Affordable Housing
Meeting Minutes Recorded by: Zoe Kowalczyk and Charlie Deese
Meeting Purpose: Sustainability Meeting
Meeting Date: December 16th, 2021 9:00 am – 12:30 pm
Attendees: Chris Everson (CoA), Laura Dougherty (CT), Randy
Rhoads (CT), Charlie Deese (CT), Zoe Kowalczyk (CT), Shane Gerkin
(CT), Tessa Schreiner (CoA), Liz Chapman (CoA), Denis Murray (CoA),
Marty Treadway (Aspen Core), Gyles Thornely (C1D), Lauren McNeill
(G14), Michael Levinson (G14), and Tim Karfs (G14).
VISION
A stable, thriving affordable neighborhood. Pedestrian friendly, environmentally sustainable, connected, and welcoming. Looks, lives and feels
authentically Aspen!
Discussion Topics
- Aspen Utilities Discussion to be tabled – Justin has Jury Duty
-
Questions and Comments from Shanes PowerPoint:
- Council has directed Sustainability office to generate new goals/ action plan
o 63% reduction in GHG was set as the new target
o Carbon Zero by 2050
o Coming to council in January
- A good number of votes went for Zero Net Energy from last night’s Open House Event. This option for us
is still very much on the table.
- PV will have to be widespread throughout the site
o Fully electric – assuming a net zero construction. We want these to be compatible with one
another. The challenge of this is having to provide cooling.
o Opportunities/Challenges with heat pumps
▪ They do provide cooling and provide resilience with wildfires or fumes
• You don't have to provide cool from the get-go… can be added later
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▪ Additional energy load versus past projects without A/C
▪ Supplemental heat is like electric resistance (for super cold)
▪ How do you handle noise from heat pumps
• Location
• Sound blankets
▪ Air Source v. Ground Source
• City Hall has an open loop aquafer
▪ Aspen Globe – suggested it is similar to the Lumberyard site
o What is the backup source of heat for an all-electric project?
▪ Back-up battery power?
▪ PV direct… transfer switch
▪ Rely on super insulation
o How often do black outs happen in Aspen?
- Look into convenient access to roof
- We could not include cooling right off the back, but build for this to be able to be added later in.
- EV Charging stations
o Will Aspen Electric even allow this much energy?
o Chris is wondering if 15% EV parking will satisfy the city council
o Funding mechanism within infrastructure bill?
o How do you handle metering
o How do you handle fast charging v. level 1
o If we have EV charging on site, will this encourage more people to go electric?
- Is onsite storage a goal to still hold?
o Chris says he heard from Justin that we will need storage on site.
o How much of a grid problem is there?
o Shouldn't we do load shedding with thermal if the grid isn't an issue?
o Will we be required to have storage by Aspen Electric?
- Fitness
o There is a community rec center 11-minute drive away & outdoor amenities
o Provide storage for personal equipment rather than on-site fitness amenities
o Battery storage installed where the storage is going? → Further discuss
- Ordinance being able to deal with a long timeline?
o Haven’t seen it happen
- We can use the certifications to help give us the frame of the building
o Well Plaque for EGC 2020 – This CAN happen in Aspen
o Looking at Zero Net energy Homes?
o Biggest hurdle is the water petal from LBCP
o EGC will be for some of our funding
o Being certified and building correctly will be harder on the construction workers
o Enterprise green plus and the Net zero energy process
o Proposed the idea of going further on this with either zero carbon, Petals, or greywater
o We should show City 4 slides to tell them what they want, the reality of it, and how we’re going
to tackle it.
- Consensus of a certification: Tessa agrees without recommendation
- Asked for the members here to be with us at the council meeting at noon
- We can’t sell them the certification without having housing expenses in the same folder
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- We need the city council to spread the words about wanting to have the decision out n posted
o There’s a cost number
- We’re doing the EGC goals, go forward w that
o Chris sees Net zero not being great for trying to do two certifications.
o Housing vs. Zero net energy
- Where the value is in these stretch goals?
o Is Net zero worth it?
o Accountability for the phases?
- Looking at Breck LBC construction on how we can do it too
- Grey water
o Providing infrastructure for the future application of Greywater ‘Above and Beyond Goals’ List.
- Keep options
o We will need to spell out to them which Petal’s we stretch for. Show them that colorful graphic.
- Look into getting onto Holy Cross again. Would greatly help us.
- Housing by Basalt High School – microgrid housing
- What do we need to change for the Jan 10th Meeting?
o Pressure Aspen City energy to work with us to make this situation better. Potentially get a
meeting with someone on Holy Cross and try to see if we can switch to them.
o Bring everything to the surface n have council do their job and decide.
o City Management will need to know were presenting like this.
***
END OF MEETING MINUTES
The foregoing is the author’s understanding of the content of this meeting. If the attendee’s understanding
differs from the above, please respond to the author within ten working days.
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