HomeMy WebLinkAboutExhibit A.5_Special Review_Subgrade Living Area_Staff FindingsExhibit A.5
Special Review to Increase Subgrade Net Livable Area
Staff Findings
26.430.040.I, Special Review, Affordable Housing Unit Standards
Staff Findings: Four of the nine units are slightly more than 50 percent below grade, which is discouraged
by the land use code. For this reason, the application requests Special Review, which allows for flexibility
with regards to subgrade Net Livable Area. Pursuant to the Land Use Code, more than fifty percent of a
unit may be located below grade if other on-site amenities are provided to compensate for these unit
configurations. The application represents several high-quality amenities that Community Development
and APCHA staff believe will contribute to overall livability and meet the criteria prescribed by Special
Review. Tenants will have access to additional exterior storage (a storage unit is provided for each dwelling
unit). Because the proposed development meets all setback requirements, plenty of outdoor common
area/open space and access to private patios and porches will be provided as well. Lastly, the central
location of the property is also considered a major amenity and contributor to overall quality of life. This
location will ensure that tenants do not need to commute a significant distance to access jobs, essential
services, or recreational opportunities. The property is located 0.2 miles from the Commercial Core and is
located along the RFTA bus line. Staff finds that these amenities contribute to the general livability of the
development. Granting special review for additional subgrade area is appropriate.
Staff finds that this application meets the criteria for Special Review to allow four of the
units to be more than 50% below grade.
Whenever a Special Review is conducted to reduce the required percentage that the finished floor
level of the unit's net livable area is at or above natural or finished grade, whichever is higher, a
recommendation from the Housing Board shall be obtained and all of the following criteria shall be
met. The criteria below address only the affordable housing units that require a variation from the
standard.
MET NOT MET
DOES
NOT
APPLY
The proposed affordable housing units are designed in a manner that is compatible with the character
of the neighborhood.MET
The proposed amount that the affordable housing units are below natural or finished grade, whichever
is more restrictive, is an appropriate response to unique site constraints, such as topography.MET NOT MET
The proposed affordable housing units are designed in such a manner which exceeds the expectations
of the Aspen Pitkin County Housing Authority Guidelines, and promotes the unit's general livability by
demonstrating compliance with as many of the following conditions as possible:
a.Significant storage, such as additional storage outside a unit.
b.Above average natural light, such as adding more window area than the Building Code requires.
c.Net livable unit sizes exceed minimum requirement.
d.Unit amenities, such as access to outdoor space or private patios.
MET
Review Criteria for 205 W. Main Street
The HPC may approve, approve with conditions or deny an application for Special Review
based on the review criteria applicable to the specific type of development.
Exhibit A.5
Special Review to Increase Subgrade Net Livable Area
Staff Findings