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Exhibit A.8
Special Review to Waive Fee-in-Lieu for Parking
Staff Findings
Staff Findings: Pursuant to the Land Use Code, one parking unit is required for each affordable
housing (AH) unit; in this case, nine parking units for nine AH units. The Mixed-Use (MU) zone
district allows 40 percent of parking mitigation to be met via cash-in-lieu or via a combination of
cash-in-lieu and on-site parking. Seven onsite parking spaces are proposed, including one ADA-
accessible space. As discussed in Exhibit A.7, Transportation & Parking Management, these
parking measures meet the minimum requirement for onsite parking. Remaining parking
mitigation is required to be met via cash-in-lieu. On-site parking reductions are permitted for
designated historic properties unable to contain the number of parking spaces required by the
underlying zoning due to the existence of a historic resource. In these circumstances, alternative
mitigation in the form of cash-in-lieu, pursuant to Chapter 26.515, may be accepted by HPC for
commercial development. HPC may waive cash-in-lieu for residential development.
In addition to the review criteria listed in Chapter 26.515, the parking reduction and waiver of
payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate
an adverse impact on the historic significance or architectural character of a designated historic
property, an adjoining designated property or a historic district.
Parking waivers are generally considered when an off-street parking space blocks the view or
negatively impacts the integrity of a historic resource. While adequate on-site parking mitigation
has been provided, staff does not support waiving the remaining cash-in-lieu that is required.
The revenue derived from this funding source helps to fund RFTA, parking enforcement, and
other transportation needs. The tenants of this development will likely use and benefit from the
various transportation services provided in Aspen. Full mitigation should be provided to help
fund these essential services. Staff finds that this application does not meet the
requirements to waive parking mitigation for cash-in-lieu fees.
Special Review for establishing, varying, or waiving
transportation, mobility, or off-street parking requirements
may be approved, approved with conditions or denied
based on the following criteria:
DOES NOT
APPLY
The transportation, mobility, and off-street parking needs
of the residents, customers, guests and employees of the
project have been met, taking into account potential uses
of the parcel, the projected traffic generation of the
project, any shared parking opportunities, expected
schedule of parking demands, the projected impacts on
the on-street parking of the neighborhood, the proximity to
mass transit routes and the downtown area and any
special services, such as vans, provided for residents,
guests and employees.
An on-site mitigation solution meeting the requirements
and guidelines is practically difficult or results in an
undesirable development scenario.
DOES NOT
APPLY
Existing or planned on-site or off-site facilities adequately
serve the needs of the development, including the
availability of street parking.
DOES NOT
APPLY
NOT MET
.
Review Criteria for 205 W. Main
26.515.080 - Special Review Staff Findings
MET NOT MET