How The City of Aspen’s Latest Affordable Housing Project Proves That Community-Driven Initiatives Are Key to Success
Rendering courtesy of Cushing Terrell
Earlier this summer, our team attended the inaugural “Future of Affordable Housing Summit”, hosted by ULI Louisiana and the Downtown Development District. One session, led by Randy Rhoads, Executive Director of Affordable Housing at Cushing Terrell, emphasized an important perspective: affordable housing should be seen not only as a solution to housing shortages but also as a powerful tool for economic development. One notable project he discussed was The Aspen Lumberyard, which highlights the crucial role of local leadership and political will in making affordable housing initiatives a reality.
As with all of our Brick by Brick articles, we aim to showcase projects and case studies that demonstrate the importance of community support in driving successful development projects. With the Aspen Lumberyard, the evidence is there. We took a deeper dive, interviewing Ava Alltmont, Project Manager, Architect, and Associate at Cushing Terrell —and here’s what we learned.
The Urgent Need for Affordable Housing in Aspen
Aspen faces a significant shortfall in housing supply, particularly for households with lower to upper-moderate incomes. Local employers struggle to recruit and retain staff due to the lack of affordable options, creating an urgent need for thousands of new units.
Community Support: A Key Ingredient for Success
The City of Aspen, along with the Aspen/Pitkin County Housing Authority (APCHA) and various community programs, has long championed affordable housing. Local initiatives, such as the 1% Housing Real Estate Transfer Tax and 45% of the .45% Housing and Day Care Sales Tax, have provided essential funding for these efforts. More recently, Aspen voters approved a short-term rental tax, which will further contribute to affordable housing development.
What’s most noteworthy here is the alignment between community philosophy and the urgent housing crisis that has paved the way for decisive action. When local stakeholders share a unified vision, change becomes possible, as evidenced by the Aspen Lumberyard project, which we’ll explore later in this article.
Ava Alltmont, AIA, LEED AP, of Cushing Terrell, detailed Aspen's significant investments in the Lumberyard project, explaining,
“Aspen has spent around $30 million acquiring the site over the last 20 years and has invested over $4 million in the past six years advancing the design and securing full entitlements for the project. Looking ahead, Aspen projects it will provide over $210 million in funding over the next six years as a reliable subsidy to a private developer through a Public-Private Partnership Agreement, supporting both the construction and ongoing property management of the Aspen Lumberyard.”
The Aspen Area Community Plan: A Vision for Housing
The 2012 Aspen Area Community Plan outlines the city’s commitment to building a strong, diverse, year-round community. A key part of this vision is ensuring that the local workforce has access to affordable housing, which is fundamental to the area’s sustainability. The Aspen Lumberyard is a direct result of this community-driven approach, where local leadership and broad support have come together to address pressing housing needs.
The Aspen/Pitkin County Housing Authority’s Mission
APCHA’s mission is to provide affordable housing opportunities for people who have worked or are working in Aspen and Pitkin County, particularly those who provide essential services to the community. The organization's 2021 housing regulations emphasize this commitment, ensuring that both rental and ownership opportunities are available to qualified residents.
Community Outreach and Engagement
The Aspen Lumberyard project has been shaped by extensive community input. Over 24 community gatherings, including public outreach meetings, council work sessions, and public hearings, were held to ensure that the project reflects local needs. These engagements confirmed the demand for a variety of unit types, accommodating a broad demographic. Additionally, space was set aside within the development for a future early childhood education center, addressing another critical community need.
The Aspen Lumberyard: A Comprehensive Solution
In response to the urgent need for affordable housing, The Aspen Lumberyard delivers 195 new affordable rental units and 82 new affordable ownership units, serving a wide range of income levels. Here’s how the project will break down by income category:
15% of units for households at or below 50% of the area median income (AMI)
33% of units for households between 50% and 85% AMI
33% of units for households between 85% and 130% AMI
13% of units for households between 130% and 205% AMI
5% of units for households between 205% and 240% AMI
By ensuring that individuals who provide vital services to the Aspen community have access to local, affordable housing, this project is a game-changer for the area.
Aspen City Council has directed that the project design must achieve the EGC+ whole building certification so that the project aligns with Aspen’s Sustainability Action Plan which calls for a 64.4% reduction of 2017 Green House Gases (CHG) by 2030 and a 100% reduction of 2017 CHG levels (net-zero) by 2050.
Key Project Priorities
Maximizing Affordable Housing – Prioritizing units with higher bedroom counts to accommodate families.
Maintaining Livability – Ensuring that the design fosters a vibrant and sustainable community.
Focusing on Affordable Housing – Minimizing other uses to concentrate on housing needs, with the potential addition of an Early Childhood Education Center.
Addressing the Housing Crisis Urgently – Moving the project forward as quickly as possible to provide much-needed relief.
More information on the Aspen Lumberyard Affordable Housing project can be found here.
Project Architect: Cushing Terrell | Project Landscape Architect: Connect One Design
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