Golden Gulch CommonsWorkforce Housing | Town of BreckenridgeKrista Flynt, Jenny Godwin, Kristin King, Abdullah Almuaythir, Ahmad Alnaimwith Rob Rydel of OZ Architecture & Nate Huyler of Studio Completiva2018
PUBLIC WORKS
SCHOOL
REC CENTER
DEVELOPABLESITE
8.5 MILES TO FRISCO
2.5 MILES TO DOWNTOWN
SOLAR ARRAY
TRAIL HEAD
N
RO
UTE 9
AIR
POR
T RD
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge2
Location
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge3
Target Renter
Project Details• Rentals Only
* 6 Month - 2 Year Leases• Target Rent For 30 - 60% Ami
• Density Max Of 20 Units /Acre
• 35 Foot Height Limit
• 1:1 Parking Requirement
• 25 Sf Landscape / Parking Stall
• 25% Of Paved Surface Area For Snow Storage
• Green Building / Solar Access Desired
• Town Of Breckenridge Employees
• Parks & Rec Seasonal Employees
• Seasonal Design Interns
• Free Ride Transit Drivers
• Public Works EmployeesLooking To Views South.
Looking East Towards The Hill That Contains The Site
Clearing And Trees In Center Of Site
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge4
Site Constraints• Extreme And Varied Mountain
Slope On Site
• Access Partially Blocked ByPublic Works Building
• Flat Part Of Site In Use ByPublic Works
• Neighbor To South Wants Large Buffer
• Historical Mining InterpretiveSite Requires Large Buffer To North And West
• Parking And Drive Aisles Must Be Designed ToAccommodate Plow Trucks
• Low Water For Landscaping Plants
Site Opportunities• Owned By Town
• Great Light To South And East
• Good Viewsheds
• Backs To Trees And Open Space
• Abutts Hiking Trail
• Not Far From Bus Stops
• Across Street From RecreationCenter
Site Opportunities and ContraintsProperty Line
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge5
2.25 Acres Of Developable Area
Historical Mining Site
Too Steep To Develop
Hiking Trail
Views
Existing Public Works Parking
Public Works Storage Yard
Building Design Inspiration & Precedents
Sperry Chalet: Glacier NP
Old Faithfull Inn: Yellowstone NP Paradise Inn: Mount Rainier NPResidence: Crater Lake NP
Ahwahnee Hotel: Yosemite NP
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Project Program
A• 1 Building; 2-Story
• 20 Studio Dorms; 120sf each
• 690sf Common Area / Floor
• Kitchen / Living / Bathrooms
• 6,700gsf
• 2 Buildings; 2-Story
• 16 Studios; 400sf each
• 15,360gsf
• 1 Building; 3-Story
• 20 Studios; 400sf each
• 11,520gsf
• 4 Buildings
• 72 Units
• 33,580 gsf
B
C
TOTALS
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge7
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge8
Site Layout
A
BB
COutdoor deck area
Turnaround Trash
Outdoor deck area
Pedestrian trailBus Stop
Bike wash
N60’
Storage
Storage
A Building B Building
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge9
Dorms
Dorms Unit
Unit Unit
Unit
Site Section
A
BB
C
N
• 20 Units / Bldg
* Inset Bedroom Units:120 sf* Corner Units:168 sf
• 65’ X 54’ Building Footprint
• 6,700gsf Building
• Shared Amenities:
* Kitchen And Living Area* Bathrooms* Exterior Balcony
• (20) 12sf Storage Units On First Floor
• Exterior Aesthetic: National Park Service Lodge Concept
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge10
A - Dorm Style, 2-Story
Concept Sketch
Entry Perspective
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge11
A - Dorm Style, 2-Story FLOOR PLAN | FIRST FLOOR
192sf Typ.
54’
65’
Living RoomDining
Kitchen
120sf Typ.
Up Up
LEGEND
Units
Common Area
Restrooms
Storage
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge12
54’
65’
A - Dorm Style, 2-Story FLOOR PLAN | SECOND FLOOR
LEGEND
Units
Common Area
Restrooms
Storage
192sf Typ.
Living RoomDining
Kitchen
Balcony
120sf Typ.
Dn Dn
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge13
• 16 Units / Bldg
* Level 1: 4 Units Plus Storage Room* Level 2: 8 Units
• 400sf Studio Units, Typ.
• 2 Corner Units / Floor w/ Corner Windows
• 12sf Storage Unit / Unit; Located Under Stairs
• 120sf Large Item Storage Room / Unit
• 96’ X 40’ Building Footprint
• 7,680Sf Building
B - Stacked Flat, 2-Story
Side Elevation
Entry Elevation
STUDIO CORNER TYPE400 sq ft
COMMON AREA
STUDIO MID TYPE400 sq ft
STUDIO MID TYPE400 sq ft
COMMON AREA
STORAGE
STORAGE
STORAGE AREA
STORAGE
STORAGE
STUDIO CORNER TYPE400 sq ft
LEGENDUnits
Common Area
Restrooms
Storage
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge14
B - Stacked Flat, 2-Story FLOOR PLAN | FIRST FLOOR
40’
96’
LEGENDUnits
Common Area
Restrooms
Storage
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge15
B - Stacked Flat, 2-Story FLOOR PLAN | SECOND FLOOR
40’
96’
400sf Typ.400sf Typ.
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge16
B - Stacked Flat, 2-Story STUDIO UNITS
20’ 20’
20’
Balcony
LivingArea
Bedroom
Bathroom
Storage
Kitc
hen
W
D
Balcony
W D
Bathroom
Bedroom
Living Area
Laundry/Storage
Kitchen
20’CORNER UNITINSET UNIT
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge17
B - Stacked Flat, 2-Story FRONT PERSPECTIVE
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge18
• 20 Units / Bldg
* Level 1: 4 Units + Storage Room* Levels 2 & 3: 8 Units / Floor
• 400sf Units
• Corner Units and Inset Units
• 12sf Storage Unit / Unit; Located Under The Stairs
• 120sf Large Item Storage Room / Unit
• 96’ X 40’ Building Footprint
• 9,600gsf
C - Stacked Flat, 3-Story
Side Elevation
Entry Elevation
STUDIO CORNER TYPE400 sq ft
COMMON AREA
STUDIO MID TYPE400 sq ft
STUDIO MID TYPE400 sq ft
COMMON AREA
STORAGE
STORAGE
STORAGE AREA
STORAGE
STORAGE
STUDIO CORNER TYPE400 sq ft
C - Stacked Flat, 3-Story FLOOR PLAN | FIRST FLOOR
40’
96’
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge19
C - Stacked Flat, 3-Story FLOOR PLAN | 2ND + 3RD FLOOR
40’
96’
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge20
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge21
C - Stacked Flat, 3-Story FRONT ELEVATION
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge22
Amenities
Gravel Pedestrian trail with solar lighting Lockable, large equipment storage areas
2 outdoor decks - each with seating, grill, fire pit. Bike wash station
N
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge23
Landscaping
• 2,500sf Replanted With Native Grasses And Low Water Shrubs
• 30 Trees Of Aspen And Spruce Will Reforest Areas That Have LostTrees Due To Construction
FINANCIAL MODEL
GOLDEN GULCH WORKFORCE HOUSING
Assumptions:
• 20 Dorm Style Units; 52 Studio Units
• New construction
• 33,580 SF with 1250 SF Decks
• $5,223 PUPA Expenses
Rent and Income Targets:
# Units AMI Target Rent Income Type
20 40% 680 24,400 Dorm Bdrm
26 50% 850 31,750 Studio
26 60% 847 38,100 Studio
Cautions:
• Local Tap Fees may go higher
• Site burdens may increase construction costs
• Each dorm bed counted as a -0-bedroom unit for rental income & expenses-similar to group homes
Project Summary 72 # Units/Beds
Net Rentable SF 23,296
Total Building SF 10,284
Unit Mix 0- Bdrm 52
4-Bdrm 18
Total Cost/ SF with Land 564
Total Cost/ SF without Land 564
Total Hard Cost/SF 492
Total Hard Cost/ unit 229,657
Total Cost/unit with land 263,003
Total Cost/unit without land 263,003
USES SOURCES
Land 0 Bonds @ 5% 3,550,000
Demo & Site impr. 2,568,256 CDOH CHIF Loan 1,000,000
Construction, Tap, Fees 14,682,507 CDOH 720,000
Architect, Engineers 505,584 Breckenridge Housing Fund 13,666,193
Construction Finance 524,402 18,936,193
Permanent Loan 191,974
Soft Costs 83,074
Consultants 191,612
Reserves 188,785
TOTAL 18,936,193
Prepared by: Mary Anderies, Housing Consultant 10/2/18
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FinancesProject: Golden Gulch Commons Date: October 2, 2018Owner: Town of Breckenridge Preconstruction Manager: Tim Balas
Architect: Workforce Housing Project SF 33,580Estimate: Conceptual Estimate Construction Duration in Months 12
Site Acreage 7
Division System Description Cost Building Cost/SF % of Costs01 General Conditions $755,684 $22.50 /sf 7.76% of Building Total02 Existing Conditions $734,579 $21.88 /sf 7.54% of Building Total03 Building Concrete $753,510 $22.44 /sf 7.74% of Building Total04 Masonry $305,400 $9.09 /sf 3.14% of Building Total05 Metals $265,600 $7.91 /sf 2.73% of Building Total06 Wood Plastics & Composites $1,092,577 $32.54 /sf 11.22% of Building Total07 Thermal & Moisture Protection $939,620 $27.98 /sf 9.65% of Building Total08 Openings $902,800 $26.89 /sf 9.27% of Building Total09 Finishes $844,363 $25.14 /sf 8.67% of Building Total10 Specialties $57,400 $1.71 /sf 0.59% of Building Total11 Equipment $112,613 $3.35 /sf 1.16% of Building Total12 Furnishings $48,800 $1.45 /sf 0.50% of Building Total13 Special Construction $0 $0.00 /sf 0.00% of Building Total14 Conveying Equipment $0 $0.00 /sf 0.00% of Building Total21 Fire Suppression Systems $201,480 $6.00 /sf 2.07% of Building Total22 Plumbing $880,000 $26.21 /sf 9.03% of Building Total23 Heating, Ventilation, & Air Conditioning $864,000 $25.73 /sf 8.87% of Building Total26 Electrical $904,856 $26.95 /sf 9.29% of Building Total27 Communications $43,200 $1.29 /sf 0.44% of Building Total28 Electronic Safety and Security $35,000 $1.04 /sf 0.36% of Building Total
Total Building Costs $9,741,483 $290.10 /sf 100.00% of Building Total
Division System Description Cost Site Cost/Acre % of Costs31 Earthwork $760,046 $107,049 /Acre 29.59% of Site Total32 Exterior Improvements $1,144,372 $161,179 /Acre 44.56% of Site Total33 Site Utilities $663,838 $93,498 /Acre 25.85% of Site Total
Total Site Costs $2,568,256 $361,726 /Acre 100.00% of Site Total
# System Description Cost Building Cost/SF % of Costs1 Preconstruction Services $40,000 $1.19 /sf 0.25% of Total2 Building Permit $0 $0.00 /sf 0.00% of Total3 Plan Review Fees $0 $0.00 /sf 0.00% of Total4 ROW Closure Permit Fees $0 $0.00 /sf 0.00% of Total5 City Tax $0 $0.00 /sf 0.00% of Total6 State Sales Tax $0 $0.00 /sf 0.00% of Total7 Design and Construction Contingency (15%) $1,846,461 $54.99 /sf 11.56% of Total8 Costs Escalation (6%)- One Year $738,584 $21.99 /sf 4.62% of Total9 Payment and Performance Bond $92,077 $2.74 /sf 0.58% of Total
10 Builder's Risk Insurance $54,239 $1.62 /sf 0.34% of Total11 General Liability Insurance $128,637 $3.83 /sf 0.81% of Total12 JHL Overhead and Profit (5%) $760,487 $22.65 /sf 4.76% of Total
Total Indirect Costs $3,660,485 $109.01 /sf
Total of Direct and Indirect Costs $15,970,223 $221,808.66 Per UnitCost per SF $475.59
Direct Costs Summary
SD Indirect Costs Summary
2018 Golden Gulch Commons | Workforce Housing | Town of Breckenridge25
ParticipantsDesign Team
Rob Rydel – OZ Architecture
Lindsay Newman - Norris Design
Ryan Sand Brightview Design Group
Keaton Scanlan - Tetra Tech
Nate Huyler – Studio Completiva
Jenny Godwin CU Urban Planning Masters
Krista Flynt CU Urban Planning Masters
Abdullah Almuaythir CU Urban Design Masters
Kristin King CU Architecture Masters
Ahmad Alnaim
CU Architecture Masters
OwnerPeter Grosshuesch Planning Director TOB
Laurie Best Long Range Senior Planner
Nichole Rex Housing Planner Town of Breckenridge
Mark Truckey Assistant Planning Director
James Phelps Public Works Director
Jessie Burley Sustainability Coordinator
Julia Puester Planning Manager
Chris McGinnis Civil Engineer