Aspen Lumberyard Affordable Housing

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PROJECT ACTIVITY


UPCOMING ADMINISTRATIVE ACTIVITY

  • July 8, 2025: Staff will present a master development agreement for consideration by Aspen City Council. The City of Aspen has selected to negotiate the development agreement with Gorman & Company after a competitive proposal process through which the City received and evaluated proposals from 12 pre-qualified private developers. The proposed agreement with Gorman anticipates the on-site development of infrastructure and housing facilities to begin in 2026 and with completion and unit leasing tentatively planned for 2028 through 2029.

  • November 2025: Aspen City Council is in the process of considering the placement of a ballot question in the upcoming November election which would seek voter authorization for the issuance of up to $70 million in bond financing, which would facilitate the development of the entire Lumberyard project as part of Gorman's work, rather than embarking on a program of long term construction phasing which the City has done on past projects.


RECENT ADMINISTRATIVE ACTIVITY

  • June 24, 2025: Staff request City Council approval of additional services with The Vertex Companies, LLC (Vertex) for additional environmental oversight and senior consulting services required during the remediation of lead-contaminated soils.

  • June 9, 2025: Staff presented a project update to Aspen City Council at a work session on June 9, 2025. This update addressed the City's plans to select and contract with a qualified private developer to build and operate the Lumberyard project on the City's behalf. The update also discussed a need for employer partnerships and possible tenancy priorities. These topics will be further discussed at a follow up work session scheduled for July 21.


ON SITE ACTIVITY

  • November 12, 2024: Aspen City Council approved a $3 million contract with Gould Construction for the Lumberyard Affordable Housing development phase 0.1 scope of work described below.

  • Phase 0.1 Abatement and Demolition: This phase of work being completed by the City includes abating asbestos-containing materials and demolishing 11 commercial buildings at the former Builders First Source and Aspen Mini Storage sites. The demolition program at the Lumberyard reached nearly 94% waste diversion within the Pitkin County Solid Waste Center's Green Halo system. The project was able to far exceed the minimum required 75% waste diversion to satisfy the Enterprise Green Communities sustainability certification. Work also includes crushing of asphalt and concrete and stockpiling for re-use during the upcoming redevelopment. The final stage of phase 0.1 is expected to be complete by end of July 2025 and includes excavating areas of contaminated soil and hauling off to approved accepting facilities. Upon completion, the City will apply to the Colorado Department of Public Health and Environment (CDPHE) for completion of the CDPHE Voluntary Cleanup and Redevelopment Program and will be eligible for reimbursement of a portion of the funds expended under the Colorado Brownfields Tax Credit program.


PROJCT BACKGROUND


ALSO USE THE LINKS IN THE SIDEBAR FOR ADDITIONAL DETAILS


LUMBERYARD AFFORDABLE HOUSING DEVELOPMENT PROJECT BACKGROUND

In response to the urgent need for affordable housing in the Aspen area, Aspen’s Lumberyard Affordable Housing development project has been approved to include between 277 and 304 affordable housing units in three four-story buildings, along with communal landscapes, infrastructure and transportation improvements.

The Lumberyard project is approved to be 100% affordable housing, for the purpose of housing local workforce who will be required to qualify within the income and asset regulations of the Aspen Pitkin County Housing Authority (APCHA).

LAND USE REVIEW AND APPROVAL PROCESS

The land use review and approval process with Aspen City Council began with first reading of Ordinance 10 of 2023 in May of 2023, and project entitlements were ultimately approved by Aspen City Council on September 19, 2023.

Approved Project Dimensions

Approved Site Plan

Approved Vertical Dimensions

COMMUNITY VETTED DESIGN

The City owned about a quarter of the Lumberyard property from the late 1990s, and additionally purchased a large portion of the project site in 2008. The final piece of land was added in 2020 to assemble the 11-acre site just south of the Aspen Airport Business Center.

Leading up to the formal land use review and approval process in 2023, Aspen City Council directed a community-based design process for the project which occurred from 2019 through 2022. Extensive community engagement helped establish that Aspen should plan for a range of about 300 units, with a variety of unit types and a broad mix of demographics.

The community heavily favored a sustainability certification for the project, and neighboring stakeholders asked not to make nearby parking challenges worse by under-parking the new housing development. And since affordable childcare is also a significant community need, space was also set aside on site for a future early childhood education center.

INCLUSIVE, CONNECTED, SUSTAINABLE NEIGHBORHOOD

The project is designed for 100% accessibility to all units on all levels of each building, with enhanced pedestrian access, tree lined streets and exterior access for all ground floor units.

Located just over three miles from downtown Aspen along the primary transportation corridor which serves as Aspen’s entrance, the project will include convenient access to multi-modal transportation with new, dedicated, fare-free transit service to downtown Aspen on 30-minute intervals, along with bike-share facilities. The project will also provide convenient access and improvements to existing multi-use trails that provide valuable neighborhood interconnection.

By housing some 600 people closer to where they work, the project will reduce carbon emissions from commuter transportation by 500,000-600,000 pounds per year. The 100% electric project will seek a sustainability certification under the Enterprise Green Communities Plus program with an energy efficient building envelope and 75% energy offset from on-site solar photovoltaic systems. Social connection is further nurtured through common spaces and landscape amenities.

AUTHENTIC AFFORDABLE ASPEN

The Aspen Area Community Plan vision states 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.” This vision informed the Lumberyard project vision statement of, “A stable, thriving affordable neighborhood that is environmentally sustainable, connected, and welcoming, and which looks, lives and feels authentically Aspen.”

The Lumberyard is the largest affordable housing development that City of Aspen has ever proposed and will help ensure that more people who provide critical services to Aspen’s community and businesses have a local place to call home.

With median single family home prices in Aspen well over $10 million, the income distribution under the APCHA program must serve a broad range of working household incomes. Nearly half of the units will serve working households with incomes at or below 85% of Area Median Income (AMI). And about a third of the units will serve working households with incomes from 85% to 130% AMI. The balance of units will serve households with incomes from 130% to 240% of AMI.

The project includes several open landscape spaces and plazas. The neighborhood prioritizes social connection, pedestrian and bicycle travel, and special attention was given to create and improve local trail connections. The project will also include the creation of a new public street and sidewalk network, a multi-modal trail underpass and signalization of the intersection at the neighborhood access roadway.






PROJECT ACTIVITY


UPCOMING ADMINISTRATIVE ACTIVITY

  • July 8, 2025: Staff will present a master development agreement for consideration by Aspen City Council. The City of Aspen has selected to negotiate the development agreement with Gorman & Company after a competitive proposal process through which the City received and evaluated proposals from 12 pre-qualified private developers. The proposed agreement with Gorman anticipates the on-site development of infrastructure and housing facilities to begin in 2026 and with completion and unit leasing tentatively planned for 2028 through 2029.

  • November 2025: Aspen City Council is in the process of considering the placement of a ballot question in the upcoming November election which would seek voter authorization for the issuance of up to $70 million in bond financing, which would facilitate the development of the entire Lumberyard project as part of Gorman's work, rather than embarking on a program of long term construction phasing which the City has done on past projects.


RECENT ADMINISTRATIVE ACTIVITY

  • June 24, 2025: Staff request City Council approval of additional services with The Vertex Companies, LLC (Vertex) for additional environmental oversight and senior consulting services required during the remediation of lead-contaminated soils.

  • June 9, 2025: Staff presented a project update to Aspen City Council at a work session on June 9, 2025. This update addressed the City's plans to select and contract with a qualified private developer to build and operate the Lumberyard project on the City's behalf. The update also discussed a need for employer partnerships and possible tenancy priorities. These topics will be further discussed at a follow up work session scheduled for July 21.


ON SITE ACTIVITY

  • November 12, 2024: Aspen City Council approved a $3 million contract with Gould Construction for the Lumberyard Affordable Housing development phase 0.1 scope of work described below.

  • Phase 0.1 Abatement and Demolition: This phase of work being completed by the City includes abating asbestos-containing materials and demolishing 11 commercial buildings at the former Builders First Source and Aspen Mini Storage sites. The demolition program at the Lumberyard reached nearly 94% waste diversion within the Pitkin County Solid Waste Center's Green Halo system. The project was able to far exceed the minimum required 75% waste diversion to satisfy the Enterprise Green Communities sustainability certification. Work also includes crushing of asphalt and concrete and stockpiling for re-use during the upcoming redevelopment. The final stage of phase 0.1 is expected to be complete by end of July 2025 and includes excavating areas of contaminated soil and hauling off to approved accepting facilities. Upon completion, the City will apply to the Colorado Department of Public Health and Environment (CDPHE) for completion of the CDPHE Voluntary Cleanup and Redevelopment Program and will be eligible for reimbursement of a portion of the funds expended under the Colorado Brownfields Tax Credit program.


PROJCT BACKGROUND


ALSO USE THE LINKS IN THE SIDEBAR FOR ADDITIONAL DETAILS


LUMBERYARD AFFORDABLE HOUSING DEVELOPMENT PROJECT BACKGROUND

In response to the urgent need for affordable housing in the Aspen area, Aspen’s Lumberyard Affordable Housing development project has been approved to include between 277 and 304 affordable housing units in three four-story buildings, along with communal landscapes, infrastructure and transportation improvements.

The Lumberyard project is approved to be 100% affordable housing, for the purpose of housing local workforce who will be required to qualify within the income and asset regulations of the Aspen Pitkin County Housing Authority (APCHA).

LAND USE REVIEW AND APPROVAL PROCESS

The land use review and approval process with Aspen City Council began with first reading of Ordinance 10 of 2023 in May of 2023, and project entitlements were ultimately approved by Aspen City Council on September 19, 2023.

Approved Project Dimensions

Approved Site Plan

Approved Vertical Dimensions

COMMUNITY VETTED DESIGN

The City owned about a quarter of the Lumberyard property from the late 1990s, and additionally purchased a large portion of the project site in 2008. The final piece of land was added in 2020 to assemble the 11-acre site just south of the Aspen Airport Business Center.

Leading up to the formal land use review and approval process in 2023, Aspen City Council directed a community-based design process for the project which occurred from 2019 through 2022. Extensive community engagement helped establish that Aspen should plan for a range of about 300 units, with a variety of unit types and a broad mix of demographics.

The community heavily favored a sustainability certification for the project, and neighboring stakeholders asked not to make nearby parking challenges worse by under-parking the new housing development. And since affordable childcare is also a significant community need, space was also set aside on site for a future early childhood education center.

INCLUSIVE, CONNECTED, SUSTAINABLE NEIGHBORHOOD

The project is designed for 100% accessibility to all units on all levels of each building, with enhanced pedestrian access, tree lined streets and exterior access for all ground floor units.

Located just over three miles from downtown Aspen along the primary transportation corridor which serves as Aspen’s entrance, the project will include convenient access to multi-modal transportation with new, dedicated, fare-free transit service to downtown Aspen on 30-minute intervals, along with bike-share facilities. The project will also provide convenient access and improvements to existing multi-use trails that provide valuable neighborhood interconnection.

By housing some 600 people closer to where they work, the project will reduce carbon emissions from commuter transportation by 500,000-600,000 pounds per year. The 100% electric project will seek a sustainability certification under the Enterprise Green Communities Plus program with an energy efficient building envelope and 75% energy offset from on-site solar photovoltaic systems. Social connection is further nurtured through common spaces and landscape amenities.

AUTHENTIC AFFORDABLE ASPEN

The Aspen Area Community Plan vision states 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.” This vision informed the Lumberyard project vision statement of, “A stable, thriving affordable neighborhood that is environmentally sustainable, connected, and welcoming, and which looks, lives and feels authentically Aspen.”

The Lumberyard is the largest affordable housing development that City of Aspen has ever proposed and will help ensure that more people who provide critical services to Aspen’s community and businesses have a local place to call home.

With median single family home prices in Aspen well over $10 million, the income distribution under the APCHA program must serve a broad range of working household incomes. Nearly half of the units will serve working households with incomes at or below 85% of Area Median Income (AMI). And about a third of the units will serve working households with incomes from 85% to 130% AMI. The balance of units will serve households with incomes from 130% to 240% of AMI.

The project includes several open landscape spaces and plazas. The neighborhood prioritizes social connection, pedestrian and bicycle travel, and special attention was given to create and improve local trail connections. The project will also include the creation of a new public street and sidewalk network, a multi-modal trail underpass and signalization of the intersection at the neighborhood access roadway.






Page last updated: 24 Jun 2025, 04:41 PM