Loading...
HomeMy WebLinkAboutminutes.council.20030225Continued Meeting Aspen City Council February 25, 2003 Mayor Klanderud called the meeting to order at 4:05 p.m. with Councilmembers Paulson, McCabe and Semrau present. BURLINGAME PARCEL D SELECTION OF A DEVELOPMENT TEAM Councilman Semrau reminded Council they are sitting as the owner's representatives making the best choice for people who will live in these units, Councilman Semrau noted the important criteria are (a) livability of the units over years; (b) value, good quality at a good price and (c) architectural ambition. Councilman Paulson said he likes parts of all the designs. Councilman Paulson said he feels any of the designs will work. Councilman Semrau noted the hard costs between ASW and Gluck are about the same, $4.7 million. ASW's hard costs include $1.1 million for underground parking, where in the project is this money Coming out of. ASW representative said they feel theirs is a more efficient design; the ability to cluster the units and reduce the amount of site disturbance, limit the road frontage and have a tighter design is part of the reason. Doug Graybeal, architect, noted a lot 0f~0nstmction costs are in the foundations. This site requires foundations 3 to 4 feet. The ASW groups has chosen to extend the foundations further to gain a parking structure and mechanical rooms under the buildings, which gives energy efficiency. The $1.1 million is foundation costs in other projects and makes a direct comparison difficult. This project has been placed toward the entry of the parcel so the utility connection lengths are not as long; there is only one side of the road to deal with. Councilman Semrau said when the costs for the garage and the site costs are removed, ASW's hard costs are 50% for the actual buildings. The question is what are the finishes like, fi'om what part of the construction are the savings coming. ASW representative said these units are drywall on the inside with 9-foot ceilings and a troweled on finish, which is easy to repair and to maintain. There are cast enamel tubs, stainless sinks, mica counters, and finger-jointed painted trim. Graybeal told Council there are 3 buildings and each building has an individual enclosed stair tower into the parking garage. There are 5 ADA units, 2 units on grade with a parking garage. Every building has an enclosed stair so that people can get up and down through the whole building. Councilman Semrau asked why the Weitz group's budget is higher than the other two groups. Representative pointed out there is a $350,000 contingency, which can be used throughout the project to add scope or to be returned to the city. The Weitz group also has about 2,000 square feet more than is required by the guidelines, which translates to $350,000. This project has aluminum clad wood windows and some upgrades that could be cut out. Councilman Paulson asked why there is a higher cost if these units are being pre-fabricated outside Pitkin County. Weitz group said 75 to 80% of the project will be built in a controlled environment, which keeps construction going, and the quality of construction is very high. Shed Sanzone, Weitz, said going with a modular construction would shorten the time of construction on-site and minimize the impacts to the neighbors. Continued Meeting Aspen City Council February 25, 2003 Councilman Semrau asked the cost of adding garages to the Ghick group's design. Charlie said $1,000/door and depending on whether this was in the front or in the front and back, the cost would be $32,000 to $56,000. Charlie said his team believes in an integrated design philosophy and does not separate construction from design from development from landscape design. Charlie said Gluck group feels they cma provide the client with a seamless process, There will be an architect/conStruction manager on site and a project architect on site at all times. Councilman Panlson asked if there are any problems hooking into the sewer and water. Sopris Engineers has done a study for one of the groups, and they have not indicated any problems. Charlie said they designed running the water through BMC West and included a loop system, which adds money to the bottom line. Graybeal, ASW, said looking at why people live in this area is about the relationship with Aspen, the setting and the land. It is imPortant to employees to have a place to live that is effective and that fits this community. ASW started With that livability and with community values and how to do the right scheme; visual height, how tall is the building in relation to its setting. ASW chose a sloped roof, 2-1/2 stories with parking below grade, and 62% of the units touch the ground. Graybeal pointed out 72% of the units are comer units, which means they have light and views on two sides. There is mnple storage and flexibility in the units. The budget is $6.5 million. ASW can meet the schedule defined by the city. Charlie, representing the Gluck Group, said livability of the un/ts is his group's first concern. GlUck has achieved livability by saving money on the base building and on the infrastructure and putting that money back into the finishings of the units. The living rooms are 18 feet wide, which expands into the kitchen and to the door so one can experience 38 feet of depth in the units. The living room has 100 square feet of glass so there are views to the west and towards Deer Hill. Charlie pointed out one is never looking at another unit but straight out at the landscape. Charlie said there is both wet and dry storage, small and large item storage. Charlie said there are private balconies, open areas on the decks between the buildings and bridge connects to the community gardens on the back of the buildings. Charlie noted this design puts about $25,000/unit on finishes. To reduce infrastructure costs, the plan is minimally cut into the hillside, reduce the cut and filll There are no retaining walls on site; the length of the buildings has been shortened. The utility runs have been shortened. All of these will cut costs. Charlie told Council Aspen has many different architectural traditions, including mining, Victorian and modernist. Charlie said architectural character depends on the context. This site is an open space context and the Gluck group felt a modem solution makes the most sense as a way of solving complex problems. The building responds to the topography by stepping up the hill, by conforming to the contour of the land by folding. Weitz representative said they are excited to contribute to a sense a place and the social fabric ofAspan. Weitz said the site context is very important; this site is not ranch context but is an industrial loft-type buildings, to which the architecture should respond. Each of these buildings has it's own personality. The flat roof solution minimizes snow 2 Continued Meeting Aspen city council February 25, 2003 and ice damming concerns, is easy to construct and minimizes visual impact from highway 82. Weitz noted a majority of the units have windows on 3 sides, have 9 to 11 foot ceilings. Weitz said because of minimized excavation costs, more funds can be spent on interior finishes. Every units has access to decks, community gardens or roof terraces. All units have their own entrances for privacy. Modular construction offers a quality controlled environment, is not dependent on weather, and is site sensitive with less disruption to the neighborhood. Councilman Semrau said all 3 design are fabulous. Councilman Semrau said the extra cost on the Weitz group is troubling. Councilman Semrau said the most important factor to him is livability. The Gluck group has larger budgets for interior finishing. Councilman Semrau stated he likes the ranch vernacular and the underground parking; however, the parking seems to be at the expense to the interior finishings. Councilman Semrau said the Gluck site plan will be the easiest in which to live, and he chooses the Gluck group. Councilman McCabe stated his first choice is ASW. Councilman McCabe said he really likes the underground parking. Councilman McCabe noted each design solves problems in different ways, Councilman McCabe said with Gluck's design, he likes the way the spaces are laid out but does not like the road stm'ounding the project. Councilman McCabe said he feels the community will accept the more traditional design. Councilman McCabe said he likes the central mechanical aspects of the Gluck and ASW designs. Councilman McCabe stated he appreciates the energy and creativity of all 3 participants. Councilman Paulson noted he would like to combine parts of all 3 designs. Councilman Paulson said he feels the Gluck project is more livable. Councilman Panlson said the road going around the Gluck project cuts the residents offfrom Deer Hill. Councilman Paulson said ASW's design does not seem to be looking at the views enough. Councilman Paulson stated he likes the underground parking and butting up against Deer Hill. Councilman Panlson said he feels the Weitz group is more line with the costs; however, the project has a larger footprint than the other two. Councilman Panlson said his votes are for ASW and Weitz. Mayor Klanderud said because of the quality of work in these designs, this is not an easy decision and whatever the decision is, the community will not lose. Mayor Klanderud said her preference is ASW; she likes the underground parking. Councilman Paulson said he, too, prefers to have cars housed underground and therefore leans to ASW. Ed Sadler, asset manager, asked if there are modifications before the contract is written Councilman Semrau said he would like a price on trash compactors added to each unit. Councilman Paulson said he would like to know the recycling plan Graybeal said there is an area in each building that can accommodate a recycling area. Councilman Semrau said he would like a price on solid core doors. Sadler said the proposal required solid core doors, so everyone should have met that requirement. Councilman Semrau said he would like to see sun screening to the west to protect those units. Ceuncilman Semrau Continued Meeting Aspen City Council February 25, 2003 suggested skylights where the roofs are large. Councilman Semrau said he would like to see tile in the surrounds in bathrooms priced out as an add; Mayor Klanderud agreed. City Manager Steve Barwick asked if this is a standard Council would like to see in the future. Councilman McCabe said he would like the city to look at xeriscaping and he would like the units as water efficient as possiblei Sadler said there is landscaping around the buildings and landscaping across the road, which is to be a barrier. Mayor Klanderud and Councilman Semrau support xeriscape to the degree possible. Councilman Paulson said he would rather see compactors in the basement than in each unit. This may help with separating and recycling. Councilman Paulson asked about car sharing. Councilman Semrau said this is the city's program, not the designers} and if C0uncil wants to go forward with that, this should be a separate action to be dealt with the homeowners. Councilman Paulson asked about the trail of the end. Graybeal said the trail and the cost are both included in their proposal. Councilman Paulson said he is concerned about the number of parking spaces and where is the guest parking. Graybeal said their design exceeds what was requested; they meet the zoning requirements. Councilman Semrau moved to adjourn at 5:40 p.m.; seconded by Councilman McCabe. All in favor, motion carried. City Clerk 4