Krista Flynt, Jenny Godwin, Kristin King, Abdullah ... · •Estimate:Conceptual Estimate New construction • 33,580 SF with 1250 SF Decks •Direct Costs Summary $5,223 PUPA Expenses

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


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


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


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


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



Site Layout

A

BB

COutdoor deck area

Turnaround Trash

Outdoor deck area

Pedestrian trailBus Stop

Bike wash

N60’

Storage

Storage

A Building B Building


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


A - Dorm Style, 2-Story

Concept Sketch

Entry Perspective


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


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


• 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


• 7,680Sf Building

B - Stacked Flat, 2-Story

Side Elevation

Entry Elevation

STUDIO CORNER TYPE400 sq ft

COMMON AREA

STUDIO MID TYPE400 sq ft


COMMON AREA

STORAGE

STORAGE

STORAGE AREA

STORAGE

STORAGE


LEGENDUnits

Common Area

Restrooms

Storage


B - Stacked Flat, 2-Story FLOOR PLAN | FIRST FLOOR

40’

96’

LEGENDUnits

Common Area

Restrooms

Storage


B - Stacked Flat, 2-Story FLOOR PLAN | SECOND FLOOR

40’

96’

400sf Typ.400sf Typ.


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


B - Stacked Flat, 2-Story FRONT PERSPECTIVE


• 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


• 9,600gsf

C - Stacked Flat, 3-Story

Side Elevation

Entry Elevation


COMMON AREA



COMMON AREA

STORAGE

STORAGE

STORAGE AREA

STORAGE

STORAGE


C - Stacked Flat, 3-Story FLOOR PLAN | FIRST FLOOR

40’

96’


C - Stacked Flat, 3-Story FLOOR PLAN | 2ND + 3RD FLOOR

40’

96’



C - Stacked Flat, 3-Story FRONT ELEVATION


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


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


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


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

Documents

Krista Flynt, Jenny Godwin, Kristin King, Abdullah ... · •Estimate:Conceptual Estimate New construction • 33,580 SF with 1250 SF Decks •Direct Costs Summary $5,223 PUPA Expenses