HomeMy WebLinkAboutExhibit A.6_Special Review Floor Area_Staff Findings
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Exhibit A.6
Special Review | Floor Area Requirements
Staff Findings
Staff Findings: The Mixed-Use Zone District allows a Floor Area Ratio of 1:1.1 or 7,500 sq. ft.
for the subject parcel, by right. Given the high priority placed on developing affordable housing,
Special Review may be requested for any property – historic or not – to increase Floor Area by
up to 25% if the criteria above are met. The applicant previously requested a 750 square foot,
or 10% increase, for a Floor Area Ratio of 1.1:1., or 8,250 sq. ft.
At the hearing on October 26th, HPC gave direction to restudy the massing of the front façade of
the new building facing Main Street. In response to this feedback, the applicant proposes two
options for HPC to consider.
Option 1: Pull street-facing massing away from Main Street by 14.5 ft.
o This option requests a Floor Area Ratio of 1.01:1 for a total of 7,586 sq. ft., 86
square feet over the floor area allowed by right.
Option 2: Pull street-facing massing away from Main Street by 9 ft.
o This option requests a Floor Area Ratio of 1:02:1 for a total of 7,667 sq. ft., 167
square feet over the floor area allowed by right.
Review Criteria for 205 W. Main
The applicant is requesting Special Review to increase the allowed Floor Area of the
proposed development beyond 7,500 sq. ft. (1:1) which is allowed by-right pursuant to
underlying zoning. Two options are proposed, both of which satisfy the review Criteria for
Special Review pursuant to Land Use Code Section 26.430.040.A.
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Both options increase Floor Area by a very slight margin. The applicant has meaningfully
reduced their request from the October 26th hearing in response to HPC’s feedback regarding
reduction of mass near the historic resource. The applicant represents that Special Review is
warranted because the large lightwells proposed for the lower-level units expose more basement
wall surface to view, which, using the City’s methodology for calculations, causes more floor
area to accrue to that level than would result from minimum code compliance. The larger
lightwells maximize natural lighting for bedrooms located below grade and improve livability.
Denying the request for Special Review is unlikely to noticeably reduce the above grade mass.
Staff finds that both options presented by the applicant meet the provisions of the Land Use
Code. Staff encourages HPC to focus its discussion on which option best ensures compliance
with all of the criteria being applied to the project, in addition to community goals and values.
Staff finds the Special Review Criteria for Dimensional Requirements to be met.
Note: This application was submitted just before the recent adoption of code amendments
affecting residential development in Aspen. While the application must be reviewed under the
language in place before the amendments, for HPC’s information, a Floor Area of up to 1.25:1
is now allowed by-right on this site.