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HomeMy WebLinkAbout13 1993 Certificate of OccupancyExhibit 13 STREAM MARGIN DEVELOPMENT Application Package Contents Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application 3. Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form and attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre -application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not substitute for a complete review of the Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the aspen Land Use Regulations. appcover 1) Project Name 2) Project Iocation (indicate street address, lot & block ramiber, legal description where appropriate) 3) Present Zoning 4) lot Size 5) Applicant's Name, Address & Phone # 6) Representative's Name, Address & Phone # 7) IVpe of Application (please check all that apply): Conditional Use Conceptual SPA ConiDeptuail Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Oxceptual PUD Minor Historic Deay. Stream Margin Final PUD Historic Demolition Maintain Viers Plane Subdivision Historic Designation Condo ni ni u i nation Tbxt/Map Amendment GMS Allotment lot Split/lot Line Adjustment CMZS EximpLion 8) Description of Existirxj Uses (number and type of existing structures; apprmci mate sq. ft.: number of bedrooms; any previous approvals granted to the Ply) . 9) Description of Development Application 10) Have you attached the follaaing? Response to Attadment 2, Minimum SuIzussion Contents Response to Attadmient 3, Specific Submission Contents Response to Attadment 4, Review Strambrds for Your Application ATTACHMENT 2 Minimum Submission Contents for All Development Applications All Development Applications shall include, at a minimum, the following information and materials. 1. The applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the appt n . 2. The street address and legal description of the parcel on which the development is proposed to occur. 3. A d'sc ure of ownership of the parcel on which the development is proposed to occur; --consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 4, An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. 5. A written description of the proposal and an explanation in written, graphic or model form of how the proposed development complies with the review standards relevant to the Development Application. attach2.applications ATTACt3MENT 3 Specific Submission Contents: Development Application for Stream Margin Review The Development Application for development in an Environ- mentally Sensitive Area (ESA) shall include the following: A. A plan of the proposed development, which shall depict at a minimum the -following information: 1. The boundary of the property for which development is requested. 2. Existing and proposed improvements. 3. Significant natural features, including natural hazards and trees. B. For development subject to stream margin review, the plan shall depict: 1. The 100-year floodplain line and the high water line. 2. Existing and proposed grades at two -foot contours, with five-foot intervals for grades over ten percent (100). 3. When development is proposed in a special flood hazard area: accurate elevations (in relation to mean sea level) of the lowest floor, including basement, of all new or substantially improved structures; a verification and recordation of the actual elevation in relation to mean sea level to which any structure is constructed; a demonstration that all new construction or substantial improvements will be anchored to prevent floatation, collapse or lateral movement of any structure to be constructed or improved; a demonstration that the structure will have the lowest floor, including, basement, elevated to at least two (2) feet above the base flood elevation, all as certified by a registered professional engineer or architect. A descriptio'p of proposed construction techniques to be used. att3.streammargin ATTACHMENT 4 Review Standards: Development in Stream Margin No development shall be permitted within one hundred feet (1001), measured horizontally, from the high water line of the Roaring Fork River and its tributary streams, or within the Special Flood Hazard Area where it extends beyond one hundred feet (1001) from the high water line of the Roaring Fork River and its tributary streams, unless the Commission makes a determination that the proposed development complies with all the standards set forth below. 1' 1-. It can be demonstrated that any proposed development which is in the Special Flood Hazard Area will not increase the base flood elevation on the parcel proposed for development. This shall be demonstrated by an engineering study prepared by a professional engineer registered to practice in the State of Colorado which shows that the base flood elevation will not be raised, including, but not limited to, proposing mitigation techniques on or off -site which compensate for any base flood elevation increase caused by the development. 2. Any trail on the parcel designated on the Aspen Area Comprehensive Plan: Parks/Recreation/Open Space/Trails Plan map is dedicated for public use. 3. The recommendations of the Roaring Fork Greenway Plan are implemented in the proposed plan for development, to the greatest extent practicable. 4. No vegetation is removed or slope grade changes made that produce erosion and sedimentation of the stream bank. 5. To the greatest extent practicable, the proposed development reduces pollution and interference with the natural changes of the river, stream or other tributary. 6. Written notice is given to the Colorado Water Conservation Board prior to any alteration or relocation of a water course, and a copy of said notice is submitted to. the Federal Emergency Management Agency. 7. A guarantee is provided in the event a water course is altered or relocated, that applies to the developer and his heirs, successors and assigns that ensures that the flood carrying capacity on the parcel is not diminished. 8. Copies are provided permits relating to year floodplain. att4.streammargin f. of all necessary federal and state work within the one hundred (loo) 2 Attachment 5 Public Hearing Notice Requirements There are three forms of notice required by the Aspen Land Use Regulations, these being notice by publication in the newspaper, notice by posting of the property and notice by mail to surrounding landowners. You can determine whether your application requires notice, and the type of notice it requires, from Table 1, which is attached to this summary. Following, is a summary of the notice requirements, including identifying who is responsible for completing the notice. 1. Publication Publication of notice in a paper of general circulation in the City of Aspen is to be done at least 15 days prior to the hearing. The legal notice will be written by the Planning Office Administrative Assistant and we will place the notice in the paper within`,the appropriate deadline. 2. Posting Posting of a sicn in a conspicuous ace on the property is to be done 10 days prior to the hea ing. It is the applicant's responsibility to obtain a copy of the sign from the Planning Office, to fill it in correctly and to bring proof (preferably a photograph) to the hearing that posting took place. 3. Mailing Mailing of notice is to be made to all owners of property within 300 feet of the subject development parcel by the applicant. It is the applicant's responsibility to obtain a copy of the notice from the Planning Office, to mail it according to the following standards, and to bring proof to the hearing (in the form of a signed affidavit) that the mailing took place. Standards for notice shall be as follows: a. Any federal agency, state, county or municipal government service district or quasi governmental agency that owns property within. 300 feet of the subject property must be mailed notice 15 days prior to the hearing. b. All other landowners within 300 feet of the subject property must be mailed notice 10 days prior to the hearing, unless notice is given by hand delivery, in which case it must be sent 5 days prior to the hearing. C. Subdivision applications only also require notice by registered mail to all surface owners, mineral owners and lessees of mineral owners of the subject property. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty days prior to the date of public hearing. TABLE 1 SUMMAIR C OF PUBLIC HEARING NOTICE PMCEDJRES APPLICATION TYPE PUBLIC HEARING ROQUIRED? EK WH M Conditional Use Y commission Special Review N 8040 Greenline N Stream Margin Mountain View Plane N Conceptual Historic Development Y HPC Final Historic Development N, Minor Historic Development N Historic Demolition Y HPC Historic Designation Y HPC, Ca nnis. & Council Conceptual SPA Y Final SPA Y Conceptual PUD Y Final PUD Y Subdivision Y Condominiumization N Lot Split Y Lot Line Adjustment N GMQS Allotment Y GMQS Exemption N (except for lot split) Map Amerxinents Y Text Amendments Y f- * Numbers refer to the following: 1 = Publication in newspaper 2 = Posting of property 3 = Mailing to surrounding landowners 4 = Ordinance adoption procedures Council Conmaission Council commission Commission Council FU M OF NOTICE* 2,3 1,2,3 1,2,3 HPC-1,2,3 Cottons . - 1, 2, 3 Council-4 1,2,3 1,2,3 1,2,3 1,2,3 1,2,3 1,2,3 commission 1,2,3 see above for lot split Cmnission & Council cmmission & Council Commis.-1,2,3 Council-4 Ca mtis . -1 Council-4 Attachment 6 General Summary of One Step Commission and One Step Council Application Process 1. Application Types: The following are the Development Applications which are processed in one step by the Commission: * Conditional Use * Special Review (Dimensional Requirements, Parking or Utility/Trash Service Area) * ESA (8040 Greenline, Stream Margin or Mountain View Plane) * GMQS Exemption for expansion of commercial or office use, change in use and for historic landmark The following are the Development Applications which are processed in one step by the Council: * Subdivision Exemption for lot line adjustment, lot split or condominiumization * GMQS Exemption for lot split 2. Development Review Procedure Summary: The one step development review procedure can be described as follows. Stage One: Attend pre -application conference. The purpose of this one-on-one meeting with staff is to determine the review process into which your development proposal fits and to identify the materials staff will need to review your application. Stage Two: Submit Development Application. Based on. your meeting with staff, you should respond to the appropriate portions of the application package and submit the requested number of copies of a complete application, with the appropriate processing fee, to the Planning Office. Stage Three: Determination of Completeness. Within five working days of the date of your submission, the application package will be reviewed by a member of the staff. You will be notified in writing of whether the application is complete or if additional materials are required. Please be aware that the purpose of the completeness review is to determine whether or not you have submitted what was requested; not whether the information is sufficient to obtain approval. Stage Four: Review of Development Application. Once your application is determined to be complete, a date for its review by the Commission or Council will be set. This date is normally about 30 days subsequent to the date your application is found complete. However, if the Commission or Council agenda of that date is already full, your application may be scheduled a maximum of 60 days from the date it is found complete. During the staff review stage, the application will be referred to other agencies for comments. You may be contacted by the staff member assigned to your case or directly by the agency if additional information is needed or if problems are identified. Referral comments are due into the Planning Office about two weeks before your scheduled review date. When they are received, the staff member assigned to your case will compile them, along with his or her own review comments with respect to the proposal's compliance with the Code, into a review memo. The planner will also recommend approval, denial or tabling of the application and recommend appropriate conditions to this action. The memo is normally available at the end of the week before your hearing. You will be called to pick up a copy of the memo when it is ready, or we can mail it to you if you so request. buying the period of staff review, it is essential that public notice be given, when required for your development application. The requirements for notice of your application are provided in Attachment 5. Your project will be presented to the Commission or Council at a regularly scheduled meeting. A copy of the agenda showing where during the meeting your application is scheduled can be obtained when you pick up the staff memo. The typical meeting includes a presentation by staff, a presentation by you or your representative, questions and comments by the review body and the public and an action on the staff recommendation, unless additional information is requested by the review body. Stage Five: Receipt of Building Permit. Once you have received final approval of your development application, you may proceed to building permit review. During this time, your project will be examined for its compliance with the Uniform Building Code. It will also be checked for compliance with applicable provisions of the Land Use Regulations which were not reviewed in detail during the one step review (this might include a check of floor area ratios, setbacks, parking, open space and the like). Fees for water, sewer, parks and employee housing will be collected if due. Any document required to be recorded, such as a plat, deed restriction or agreement, will need to be reviewed and recorded before a Building Permit is issued. For more information on the visit the Building Department review procedures. lstepsumm f Building Permit Stage, please to obtain handouts on their Aspen Land Use Regulations. Sec. 5-202. Moderate -Density Residential R-15 . A. Purpose. The purpose of the Moderate -Density Residen- tial (R-15) Zone District is to provide areas for residential purposes with customary accessory uses. Recreational and institutional uses customarily found in proximity to residential uses are included as conditional uses. Lands in the Moderate -Density Residential (R-15) Zone ❑istrict typically consist of additions to the Aspen Townsite and subdivisions on the periphery of the City. Lands within the Townsite which border Aspen Mountain are also included in the Modera- te -Density Residential (R-15) Zone District. B. Permitted uses. The following uses are permitted as of right in the Moderate -Density Residential (R-15) Zone District. 1. Detached residential dwelling; 2. Duplex; 3. Farm buildings and uses, provided that all such buildings and storage areas are located at least one hundred (1001) feet from pre-existing dwel- lings on other lots; 4. Home occupations; and 5. Accessory buildings and uses. C. Conditional uses. The following uses are permitted as conditional uses in the Moderate -Density Residential (R-15) Zone District, subject to the standards and pro- cedures established in Art. 7, Div. 3. 1. Open use recreation site; 2. Public or private academic school; 3. Church; 4. Group home; 5. Day care center; 6. Museum; 7. Satellite dish antenna; 8. Lodge, where indicated by designation as a Lodge Overlay District (L) pursuant to Sec. 5-225; 9. For properties which contain a Historic Landmark: bed and breakfast; boarding house; and two detached residential dwellings or a duplex on a lot with a minimum area of 15,000 sq. ft; and 10. Accessory Dwelling Units meeting the provisions of Section 5-508. D_ Dimensional reqgirements. The following dimensional 5-9 Revisions incorporated through August 14, 1989 Aspen Land Use Regulations requirements shall apply to all permitted and condi- tional uses in the Moderate -Density Residential (R-15) Zone District. 1. Minimum lot size (sq.ft.): 15,000 2. Minimum lot area per dwelling unit (sq.ft.): detached_resi.dential dwelling: 15,000 duplex: A duplex may be develo_ped.Aon a lot of 15,000 sq. ft. that was subdivided as of April 28, 1975. Otherwise the duplex must be developed with a minimum lot area of 10,000 sq. ft. per dwelling unit, unless the property contains a historic landmark, in which case a duplex or two detached residen- tial dwellings may be developed with a minimum lot area of 7,500 sq. ft. per unit. bed and breakfast, boardinghouse: no require- ment. 3. Minimum lot width (ft.): 75 4. Minimum front yard (ft.): residential dwellings: 25 accessory buildings and all other buildings: 30 5. Minimum side yard (ft.): 10 6. Minimum rear yard (ft.): all buildings except residential dwellings and accessory buildings: 20 residential dwellings: 10 accessory building: 5 7. Maximum height (ft.): 25 8. Minimum distance between detached buildings on the lot (ft.): 10 9. Percent of open space required for building site: no requirement 10. External floor area ratio (applies to conforming and nonconforming lots of record): DETACHED RESIDENTIAL DWELLINGS Lot Size Allowable (S .Ft.) S .Ft.* 0- 3,000 80 sq.ft. of floor area for each 100 sq.ft. in lot area, up to a maximum of 2,400 sq.ft. of floor area. 3,000- 9,000 2,400 sq.ft. of floor area, 5-10 Revisions incorporated through August 14, 1989 Aspen Land Use Regulations plus 28 sq.ft. of floor area for each additional 100 sq.ft. in lot area, up to a maximum of 4,080 sq.ft. of floor area. 9,000- 15,000 4,080 sq. ft. of floor area, plus 7 sq. ft. of floor area for each additional 100 sq.ft. in lot area, up to maximum of 4,500 sq. ft. of floor area. 15,000- 50,000 4,500 sq.ft. of floor area plus 6 sq.ft. of floor area for each additional 100 sq.ft. in lot area, up to a maximum of 6,600 sq. ft. of floor area. 50,000+ 6,600 sq.ft. of floor area, plus 2 sq.ft. of floor area for each additional 100 sq.ft in lot area. DUPLEX Lot Size Allowable Sq.Ft.) S . Ft.* 0- 3,000 90 sq.ft. of floor area for each 100 sq.ft. in lot area, up to a maximum of 2,700 sq.ft. of floor area. 3,000- 9,000 2,700 sq.ft. of floor area, plus 30 sq.ft. of floor area for each additional 100 sq.ft. in lot area, up to a maximum of 4,500 sq.ft. of floor area. 9,000- 15,000 4,500 sq. ft. of floor area, plus 7 sq. ft. of floor area for each additional 100 sq.ft. in lot area, up to a maximum of 4,920 sq. ft. in lot area. 15,000- 50,000 4,920 sq.ft. of floor area, plus 6 sq.ft. of floor area for each additional 100 sq.ft. in lot area, up to a maximum 5-11 Revisions incorporated through August 14, 1989 Aspen Land Use Regulations of 7,020 sq.ft. of floor area. 50,000+ 7,020 sq.ft. of floor area, plus 3 sq.ft. of floor area for each additional 100 sq.ft in lot area. *Total external floor area ratio for two detached residential dwellings or a duplex on a lot of less than 20,000 sq. ft. containing a historical landmark shall not exceed the floor area allowed for one detached residential dwelling. 11. Internal floor area ratio: no requirement E. Off -Street parking requirement. The following off- street parking spaces shall be provided for each use in the Moderate -Density Residential (R-15) Zone District, subject to the provisions of Art. 5, Div. 3. 1. All residential uses: 1 space/bedroom, fewer spaces may be provided by special review pursuant to Art. 7, Div. 4 for historic landmarks only. 2. Lodge uses: requires special review pursuant to Art. 7, Div. 4 3. All other uses: requires Special Review pursuant to Art. 7, Div. 4. 5-12 Revisions incorporated through August 14, 1989 Aspen Land Use Regulations accessory uses and of accessory buildings and structures. In measuring floor areas for floor area ratio and allowable floor area, the following applies: A. General. In measuring floor area for the purposes of calculating floor area ratio and allowable floor area, there shall be included that floor area within the sur- rounding exterior walls (measured from their exterior surface) of a building, or portion thereof. B. Decks_ balconies and stairways. The calculation of floor area of a building, or a portion thereof, shall include decks, balconies, stairways, terraces and similar features, even though these areas are not surrounded by exterior walls or enclosed, when these features are above natural grade and when the area of such features is greater than fifteen (15%) percent of the maximum allowable floor area of the building. When decks, balconies, stairways, terraces and similar features which are above natural grade are covered by a projection from the building which is greater than three (3) feet, such areas shall be included in the calculation of floor area. All area included in such features which does not meet either of these conditions shall be excluded from floor area calcuations. C. Garages and carports. For the purpose of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, garages and carports shall be excluded up to a maximum area of five hundred (500) square feet per dwelling unit; all garage or carport space in excess of five hundred (500) square feet per dwelling unit shall be included as part of the residential floor area calculation, provided however that on residential properties containing Historic Landmarks that do not meet applicable minimum lot area requirements, garages and carports shall be excluded up to a maximum of five hundred (500) square feet for the property. For any dwelling unit which can be accessed from an alley or from a private road entering at the rear of the dwelling unit, the garage shall only be excluded from floor area calculations if it is located on the alley or at the rear of the unit. D. Subgrade_ areas. The area of any story which is one hundred (100%) percent subgrade, as measured from natural grade, shall be excluded from floor area calculations. For any story which is partly above and 3- 8 Revisions incorporated through August 14, 1989 Aspen Land Use Regulations partly below natural grade, a calculation of the total volume of the story which is above and which is below grade shall be made, for the purposes of establishing the percentage of the area of the story which shall be included in floor area calculations. This calculation shall be made by determining the total percentage of the perimeter wall area of the story which is above natural grade .which shall be multiplied by the total floor area of the subject story, and the resulting total shall be that area which is included in the floor area calculation. In addition, if the perimeter of the structure is excavated, such that the walls of. an area are below natural grade but above finished grade, then the following formula shally apply. If less than ten (10%) percent of the perimeter wall area of the subject story is below natural grade but above finished grade, then the entire story shall be excluded from floor area calculations. If more than ten (10%) percent of the perimeter wall area of the subject story is below natural grade but above finished grade, then the amount of the wall area which is below natural grade, but above finished grade in excess of ten (10%) percent shall be multiplied by the total floor area of the subject story, and then divided by two (2), to deter- mine the area from that story to be included in floor area calculations. E. Volume. For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereof whose principal use is residential, a determin- ation shall be made as to its interior plate heights. Those interior areas with a plate height of ten (10) feet or less shall count toward allowable floor area at the ratio of one (1) square foot for each one (1) square foot of floor area. For those interior areas with a plate height which exceeds ten (10) feet, the ratio at which they shall count shall increase by five one -hundredths (0.05) of a square foot for each one (1) foot increase in height, to a maximum ratio of two (2) square feet for each one (1) square foot of floor area. F. Planned Unit Development. For Planned Unit Development (PUD) applications where land is held as common open space, the allowable floor area shall be calculated dividing the lot area by the total number of lots existing and proposed for development to determine the land area for each lot in the Planned Unit Development 3- 9 Revisions incorporated through August 14, 1989 NOISIAIaanS a00Ma3a1V3 ■ro �xo+ � m ■ D ■R�r■ C1 ■� ■ x A F s s Rep�Y~r O N wi8 g-S rvµo�� r74 artt■ Z n �in m � yy�A ■ � nse r3nwvfi 1. C 2 r O~ yyyaN� m Z µ •niS 1,"O � rO r �aAv' �v y ••* r -ov y D O .� a ■mod � ■ ■0 yy O N ns.Rait O 70 ti i nail ■ Tin=� , 'It c_nR�R a o r O n P 1 m O Z Attachment 6 General Summary of Consent Agenda/Staff Approval Application Process 1. Application Types: The following are the Development Applications which are processed as staff level approvals: * Exempt Historic Development * Exempt ESA Development * GMQS Exemption for remodeling or reconstruction, minor development to a historic landmark, development of a single family or duplex dwelling or minor expansion of a commercial or office use. * Minor Amendments to approved Conditional Use, Special Review, SPA, PUD, Subdivision or GMQS. 2. Development Review Procedure Summary: The zero step staff approval application process is shown in the attached figures and can be described as follows. Stage One: Attend pre -application conference. The purpose of this one -on --one meeting with staff is to determine whether your development proposal can be processed at the staff level and if so, to identify the materials staff will need to review your application. Stage Two: Submit development application. Based on your meeting with staff, you should respond to the appropriate portions of the application package and submit the requested number of copies of a complete application, with the appropriate processing fee, to the Planning Office. Stage Three: Determination of Completeness. Within five working days of the date of your submission, the application package will be reviewed by a member of the staff. You will be notified in writing of whether the application is complete or if additional materials are required at this time. Stage Four: Review of Development Application. Once your application is determined to be complete, it will be reviewed by the staff for compliance with the applicable standards of the Code. Within five working days, a memo will be written by the staff member for signature by the Planning Director. The memo will explain whether your application complies with the Cade and will list any conditions which should apply if tiie application is to be approved. ATTACHMENT 4 Review Standards: Development Application for Exemption from Stream Margin Review The expansion, remodeling, or reconstruction of an existing development shall be exempt from stream margin review if the following standards are met: 1. The development does not add more than ten percent (100) to the floor area of the existing structure or increase the amount of building area exempt from floor area calculations by more than twenty- five percent (25%); and 2. The development does not require the removal of any tree for which a permit would be required pursuant to Section 13-76 or the applicant t receives a permit pursuant to said subsection; and 3_ The development is located such that no portion of the expansion, remodeling or reconstruction will be any closer to the high water line than is the existing development; and by 4. The development does not fall outside of an approved building envelope, if one has been designated through a prior review; and h/� 5. The development is located completely outside of the Special Flood Hazard Area and more than one hundred feet (1001) measured horizontally, from the high water line of the Roaring Fork River and Y its tributary streams or the expansion, remodeling or reconstruction will cause no increase to the amount of ground coverage of structures within the Special Flood Hazard Area. at4 . exemp . stream .-, 1Z 1-1 f EXEMPTION FROM STREAM MARGIN REVIEW Application Package Contents Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application 3. Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form and attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether ❑r not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre -application conference with a Planning office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not substitute for a complete review of the Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. appcover ATTACHMENT 2 Minimum Submission Contents for All Development Applications All Development Applications shall include, at a minimum, the following information and materials. 1. The applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 2. The street address and legal description of the parcel on which the development is proposed to occur. 3. A disclosure of ownership of the parcel on which the development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 4. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. 5. A written description of the proposal and an explanation in written, graphic or model form -of how the proposed development complies with the review standards relevant to the Development Application. attach2.applications f- ATTACHMENT 2 Minimum Submission Contents for All Development Applications All Development Applications shall include, at a minimum, the following information and materials. 1. The applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 2. The street address and legal description of the parcel on which the development is proposed to occur. 3. A disclosure of ownership of the parcel on which the development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 4. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. 5. A written description of the proposal and an explanation in written, graphic or model form -of how the proposed development complies with the review standards relevant to the Development Application. attach2.applications f- 26.28.040 *Total external floor area ratio for two detached residential dwellings or a duplex on a lot between 6,000 and 9,000 square feet containing ahistorical landmark shall not exceed the floor area allowed for one detached residential dwelling. Total external floor area for two detached residential dwellings on a lot of 9,000 square feet or greater shall not exceed the floor area allowed for one duplex. 11. Internal floor area ratio: No requirement. E. Off-street parking requirement. The following off-street parking spaces shall be provided for each use in the Medium -Density Residential (R-6). zone district, subject to the provisions in Chapter 26.32. 1. All residential uses: 1 space/bedroom, fewer spaces may be provided by special review pursuant to Chapter 26.64 for historic landmarks only. 2. Lodge uses: Requires special review pursuant to Chapter 26.64. 3. All other uses: Requires special review pursuant to Chapter 26.64. (Ord. No. 47-1988, § 2; Ord. No. 11-1989, H 1, 2; Ord. No. 71-1990, § 2; Ord. No. 53-1993, § 2; Ord. No. 22-1995, § 6; Ord. No. 49-1995, § 3: Code 1971, § 5-201) 26.28.050 Moderate -Density Residential (R-15). A. Purpose. The purpose of the Moderate -Density Residential (R-15) zone district is to provide areas for long term residential purposes with customary accessory uses. Recreational and institutional uses customarily found in proximity to residential uses are included as conditional uses. Lands in the Moderate -Density Residential (R-15) zone district typically consist of additions to the Aspen Townsite and subdivisions on the periphery of the city. Lands within the Townsite which border Aspen Mountain are also included in the Moderate -Density Residential (R-15) zone district B. Permitted uses. The following uses are permitted as of right in the Moderate -Density Residential (R-15) zone district. 1. Detached residential dwelling; 2. Duplex; 3. Farm buildings and uses, provided that all such buildings and storage areas are located -at least 100 feet from pre-existing dwellings on other lots; 4. Home occupations; and = 5. Accessory buildings and uses. C. Conditional uses. The following uses are permitted as conditional uses in the Moderate -Density Residential (R-15) zone district, subject to the standards and procedures established in Chapter 26.60. 1. Open use recreation site; 2. Public or private academic school; 3. Church; 4. Group home; 5. Day care center, 6. Museum; 7. Lodge, where indicated by designation as a Lodge Overlay District (L) pursuant to Section 26.28.310; 8. For properties which contain a historic landmark: bed and breakfast boarding house; and two detached residential dwellings or a duplex on a lot with a minimum area of 15,000 square feet; and 9. Accessory dwelling units meeting the provisions of Section 26.40.090. D. Dimensional requirements. The following dimensional requirements shall apply to all permitted and conditional uses in the Moderate -Density Residential (R-15) zone district (A -Ten 5/96) 484 2628.CZO 1. Minimum lot size (square feet): 15,000 Z Minimum lot area per dwelling unit (square feet): Detached residendai dwelling: 15.000 -Duplex: A duplex may be developed on a lot of 15.000 square feet that was subdivided as of April 23. 1975. Otherwise the duplex must be developed with aminimum lot area. of 10,000 square feet per dwelling unit. unless the property contains 3 historic landmark, in which case a duplex or two detached residetmal dwellings may be developed with a minimum lot area, or 1,600 square feet per unit. Bed and breakast. 'boardinghouse: No requirement. 3. Ai mmum lot width (feet): 7S 1. Minimum front yard (feet): Residential dwellings: 25 Accessory buildings and all other buildings: 30. 5. Minimum side yard (feet): 10 6. Minimum rear yard (feet): All buildings except residential dwellings and ac=sorybuildings: 30 Residential dwellings: 10 Accessory buildings: 5 7. Maximum height (feet): =` S. Minimum distance between detached buildings on the lot (feat): 10 9. I e.C'riL or open spacs required for building site: No ,� . 'rement 10. F.-m.•nal floor area ;quo (applies to conforming and nonconforming lots of record): Lot Size Detaczed Residential Allowable Square Feet* Dwellings (Square Feet) 0-3.000 80 square feet of :door area for each 100 in lot area. up to a. maximum of 2.400 sauare fee: of floor area. 1.000-9.COO 2.4-00 square feet of floor area. plus 38 square feet of floor am for eacz additional 100 square feet in 10t are:. up to a maximum of 4.080 square fee: of floor area. 9.000-15.000 4.080 square feet of door area. plus 7 square feet of floor area for each additional 100 square feet in lot are- up to a maximum of 4ZM0 square fee: of floor area. 15.000--50.000 4.500 square feet of floor area. plus 6 square feet of floor area for each additional 100 square feet in lot area. up ro a maximum of 6.600 scuare :eet of floor area. 50.COO+ 6.6C0 square feet of floor area. plus 3 square feet of floor area for each additional 100 square feet in lot area. 485 r tio= 10" 2618.050 *Total external floor area ratio fortwo detached residential dwellings or a duplex on a lot less than 20,000 square feet containing a historical landmark shall not exceed the floor area allowed for one detached residential dwelling. Lot Size Duplex Allowable Square Feet* (Square Feet) 0-3.000 90 square feet of floor area for each 100 square feet in lot area.. up to a maximum of 2.700 square feet of floor area. 3.000-9,000 2.700 square feet of floor area. plus :0 square feet of floor area for each additional 100 square feet in lot area. up to a maximum Of 4_500 square feet of floor area. 9.000-15,000 4-400 square feet of floor area. plus 7 square feet of floor area for --ach additional 100 square feet in lot area. up to a maximum of 4.920 square feet of floor area. 15,000-50,000 4.920 square feet of floor area, plus 6 square feet of floor area for each additional 100 square feet in lot area. up to a maximum of 7.020 square feet of floor area. 50.000+ 7.020 square feet of floor area. plus 3 square feet of floor area for each additional 100 square feet in lot area. *Total external floor area. ratio for two detached residential dwellings or a duplex on a lot less than =0.000 square feet containing a historical landmark shall not exceed the floor area allowed for one detached residential dwelling. 11. Internal floor area. ratio: No requirement E. Off-street parkin, requirement:. The followin, off-street parkin; spaces shall be provided for each use in the Moderate -Density Residential (R-15) zone district. subject to the provisions of Chapter 26.32. 1. All residential uses: 1 mace/bedroom. fewer spaces may be provided by special review pursuant to Chapter 26.64 for historic landmarks only. 2. Lodge uses: Requires special review pursuant to Chapter 26.64. 3. All other uses: Requires special review pursuant to Chapter 26.64. (Ord. No 47-1988. § 2: Ord. No. 6-1989, § 4; Ord. No. 53-1993, § 3: Ord. No. 2 -1995. § 6: Code 1971, § 5-202) 26_8.060 Moderate -Density Residential (R-15A). A. Purpose. The purpose of the Moderate -Density Residential (R-15A) zone district is to provide areas for long term residential purposes with customary accessory uses. Recreational and institutional uses customarily found in proximity to residential uses are included as conditional uses. Lands in the Moderam-Densiry Residential (R-15A) zone district are similarly situated to those in the Moderate-Densiry Residential (R-15) zone district and are lands annexed from Pitkin County from zone districts in which duplexes are a prohibited use. (As�m= 10195) 486 26.04.100 Final plat means a map of the subchapter which has been accurately surveyed by a registered surveyor. The map shall show all streets, alleys, blocks, lots and all other requirements outlined in Chapter 26.88. Finished grade means the elevation of the ground surface, following development, next to the completed walls of a structure. Floodway means the channel of a river or other watercourse or the adjacent land areas that must be reserved in order to discharge the base flood without increasing the water surface elevation. Floor means the top surface of an enclosed area in a building, i.e., the top of the wood flooring in wood frame construction. The term includes the floor of an area used for garages, indoor parking areas, storage accessways, breezeways, stairs, elevator shafts, basements and accessory uses and structures. Floor area means the sum of the gross horizontal areas of each story of the building measured from the exterior walls, or from the center line of the party walls, including the floor area of accessory uses and of accessory buildings and structures. In measuring floor areas for floor area ratio and allowable floor area, the following applies: A. General. In measuring floor area for the purposes of calculating floor area ratio and allowable floor area, there shall be included that floor area within the surrounding exterior walls (measured from their exterior surface) of a building, or portion thereof. B. Decks, Balconies, Porches, Loggias and Stairways. The calculation of the floor area of a building or a portion thereof shall not include decks, balconies, stairways, terraces and similar features, unless the area of these features is greater than fifteen percent of the maximum allowable floor area of the building. Porches shall not be counted towards FAR. Loggias -shall be calculated as OS FAR. C. Garages, Carports and Storage Areas. In all zone districts except the R15-B zone district, for the purpose of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, garages, carports and storage areas shall be excluded up to a maximum area of two hundred fifty (250) square feet per dwelling unit; all garage, carport and storage areas between two hundred fifty (250) and five hundred (500) square feet shall be calculated as .5 FAR; all garage, carport and storage areas in excess of five hundred (500) square feet per dwelling unit shall be included as part of the residential floor area calculation. For any dwelling unit which can be accessed from an alley or private road entering at the rear or side of the dwelling unit, the garage shall only be excluded from floor area calculations up to two hundred fifty (250) square feet per dwelling unit if it is located on said alley or road; all garage, carport and storage areas between two hundred fifty (250) and five hundred (500) square feet shall be calculated as.5 F.A.R. For purposes of determining the exclusion, if any, applicable to garages, carports, and storage areas, the area of all such structures on a parcel shall be aggregated. 1. In the R15-B zone district, garage, carport, and storage areas shall be limited to a five hundred (500) square foot exemption. 2. Other provisions applicable to all zone districts: If a driveway to a garage is below natural grade within the required front setback the resulting cut cannot exceed two (2) feet in depth, measured from natural grade. All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum of ten (10) feet. Garages below natural grade, garages with a vehicular entrance width greater than twenty-four (24) feet, and garages with a vehicular entrance width greater than 40% of the front facade in total shall meet one of the following conditions: a. All elements of the garage shall be located within fifty feet of the rear lot line, or (aspen 5/96) 448 26.04.100 b. All elements of the garage shall be located farther than one hundred fifty feet from the front lot line, or c. The vehicular entrance to the garage shall be perpendicular to the front lot line. An element linking a detached garage to the principal structure shall not be included in the calculation of floor area provided that the linking structure is no more than one (1) story tall, six (6) feet wide, and ten (10) feet long. Areas of linking structures in excess of ten feet in length shall be counted in floor area. D. Subgrade Areas. The area of any story whose top of floor is amaximum of eighteen (18) inches above natural or finished grade, whichever is lower, at any point along the perimeter of the building shall be excluded from floor area calculations. For any story which is partly above and partly below natural orfinished grade whichever is lower, a calculation of the total volume of the story which is above and which is below grade shall be made, for the purpose of established the percentage of the area of the story which shall be included in floor area calculations. This calculation shall be made by determining the total percentage of the perimeter wall area of the story which is above natural or finished grade, whichever is lower, which shall be multiplied by the total floor area of the subject story, and the resulting total shall be that area which is included in the floor area calculation. All areaways, lightwells and/or stairwells on the street facing side(s) of a building must be entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street. E. Volume. Floor area ratio and allowable floor area for a residential building or portion thereof shall include a calculation based on the relationship between every instance of the exterior expressions and interior plate heights. All interior areas that include exterior expression of a plate height greater than ten (10) feet, shall be counted as two (2) square feet per each square footage of actual floor area. Exterior expression shall be defined as facade penetrations between nine (9) and twelve (12) feet above the elevation of the finished floor, and circular; semi -circular or non-orthoganal facade penetrations between nine (9) and fifteen (15) feet above the level of the finished floor. F. Planned Unit Development. For planned unit development (PUD) applications where land is held as common open space, and more than one lot is proposed for development, the total floor area for each lot shall be determined in the following manner. The total area of each lot in the planned unit development (PUD) shall be increased by an amount equal to the total area of the land held as common open space divided by the total number of lots proposed for development. Notwithstanding the above methodology for determining floor area ratio for each lot, applicants may suggest different methods for allocating the total floor area allowed for the PUD to individual lots; provided, that the total floor area allowed for the PUD does not exceed the cumulative total of the floor areas for each lot as calculated by the above referenced method. G. Accessory Dwelling Unit or Linked Pavilion. For the purpose of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, the following shall apply: The allowable floor area of an attached accessory dwelling unit shall be excluded up to a maximum of two hundred fifty (250) square feet of allowable floor area or fifty (50) percent of the size of the accessory dwelling unit whichever is less. An accessory dwelling unit separated from a principal structure by a distance of no less than ten (10) feet with a maximum footprint of four hundred fifty (450) square feet, shall be calculated at fifty (50) percent of allowable floor area up to seven hundred (700) square feet of floor area. Any element linking the principal structure to the accessory unit may be no more than one (1) story stall, six (6) feet wide and ten (10) feet long. 449 (Aspen 586) 26.04.100 Floor area ratio means the total floor area of the building or buildings on a lot divided by the lot area. Floor area ratio, external means the total floor area of all structures compared to the total area of the building site. Floor area ratio, internal means the floor area within a building devoted to a particular use, compared to the total floor area of the building. Free market unit means any dwelling unit which is not restricted to the housing size, type, income and occupancy guidelines or approval of the city council and its housing designee or does not qualify as an accessory dwelling unit or resident occupied unit. Grade, natural means the same as natural grade. Graphic designs means any artistic design or portrayal painted or otherwise placed directly on an exterior wall, fence, awning, window or other structure, which is visible from any outside area, and which has as its purpose artistic effect, and not the identification of the premises or the advertisement or promotion of the interests of any private or public firm, person, organization, service or product. Group homes means a permanent building which is owner -occupied or nonprofit, which is located no closer than seven hundred fifty (750) feet from another group home, is used exclusively as a residence for not more than eight (8) persons who are sixty (60) years of age or older and who do not need skilled or intermediate care facilities, and which is in compliance with any local. state or federal health, safety and fire code provisions. Height means the maximum possible distance from the natural or finished grade, whichever is lower, at the exterior perimeter of a building to the highest point of a structure within a single vertical plane. A. Methods of Measurement for Varying Types of Roofs. 1. Flax Roofs or Roofs With a Slope of Less Than 3:12. The height of the building shall be the maximum distance measured vertically from the natural or finished grade, whichever is lower, to the top or ridge of a flat, mansard, or other roof with a slope of less than 3:12. 2. Roofs With a Slope From 3:12 to 8:12. For roofs with a slope from 3:12 to 8:12, height shall be measured vertically from the natural or finished grade, whichever is lower, to the mean height between the eaves and ridge of a gable, hip, gambrel or other similar pitched roof. The ridge of a gable, hip, gambrel, or other pitched roof shall not extend over five feet above the maximum height Iimit. 3. Roofs With a Slope of 8:12 or Greater. For roofs with a slope of 8:12 or greater, height shall be measured vertically from the natural or finished grade, whichever is lower, to a point one-third (1/3) of the distance up from the eaves to the ridge. There shall be no limit on the height of the ridge. Chimneys and other appurtenances may extend up to a maximum of two (2) feet above the ridge. 4. Chimneys, Antennas and Other Appurtenances. Antennas, chimneys, flues, vents or similar structures shall not extend over ten (10) feet above the specified maximum height limit, except for roofs with a pitch of 8:12 or greater, these elements may not extend more than two (2) feet above the ridge. Water towers and mechanical equipment shall not extend over five (5) feet above the specified maximum height limit. Church spires, bell towers and like architectural projections, as well as flag poles, may extend over the specified maximum height limit. B. Exceptions for Buildings on Slopes. The maximum height of a building's front (street facing) facade may extend for the first thirty (30) feet of the building's depth. C. Exceptions for Areaways, Lightwells and Basement Stairwells. An areaway, lightwell or basement stairwell of less than one hundred (100) square feet, entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street, and enclosed on all four sides to within eighteen (18) inches of the first floor level shall not be counted towards maximum permissible height. (Aspen 10/95) 450 "RESIDENTIAL DESIGN STANDARDS (ORDINANCE #30)" STAFF CHECKLIST REVIEW Application Package Contents Following is an application for "Residential Design Standards" review by the Planning Staff. Included are: 1. Attachment 1- Submission requirements 2. Attachment 2- "Residential Design Standards" checklist. This is the worksheet used by Staff for reviews and is provided to assist you in verifying your project's compliance with Ordinance #30. Do not submit this checklist as part of the application. Planning Staff typically review applications on Mondays. Response will be in letter form, either confirming that the project as proposed meets Ordinance #30, or that the applicant must either make revisions or make an application to the Design Review Appeal Committee. AN APPLICATION FOR BUILDING PERMIT CANNOT BE SUBMITTED FOR RESIDENTIAL DEVELOPMENT WITHIN THE CITY UNTIL THIS REVIEW HAS BEEN COMPLETED AND THE APPLICANT HAS RECEIVED A "NOTIFICATION OF APPROVAL," SIGNED BY A MEMBER OF THE PLANNING STAFF, WITH THE FOLLOWING EXEMPTIONS: A. DEVELOPMENT WHICH ADDS FLOOR AREA BUT DOES NOT ALTER THE EXTERIOR OF AN EXISTING STRUCTURE; OR B. IS AN ADDITION OR REMOVDEL OF AN EXISTING STRUCTURE THAT DOES NOT CHANGE THE EXTERIOR OF THE BUILDING; OR C. REPAIR OF EXISTING ARCHITECTURAL FEATURES, REPLACEMENT OF ARCHITECTURAL FEATURES WHEN FOUND NECESSARY FOR THE PRESERVATION OF THE STRUCCTURE, AND SIMILAR REMODELING ACTIVITIES WHICH CREATE NO CHANGE TO THE EXTERIOR APPEARANCE OF THE STRUCTURE AND HAVE NO IMPACT ON ITS CHARACTER; OR D. DEVELOPMENT IN THE R-15B ZONE DISTRICT. ATTACHMENT 2 RESIDENTIAL DESIGN CHECKLIST Building Orientation () The orientation of the principal mass of all buildings must be parallel to the streets they face. On comer lots, both street -facing facades of the principal mass must be parallel to the road. On curvilinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc. () All single family homes, townhouses, and duplexes must have a street -oriented entrance and a street facing principal window, except townhouses and accessory units facing courtyards or gardens, where entries and principal windows should face those features. On corner lots, entries and principal windows should face whichever street has a greater block length. 1. A street oriented entrance requires that at least one of the following two conditions are met: ( ) The front entry door is on the street facade ( ) A covered entry porch of fifty (50) or more square feet is part of the street facade. 2. A street facing principal window requires that ( ) a significant window or group of windows of a living room, dining room or family room face the street. () For single family homes and duplexes with attached garages or carports, the width of the house must be at least five (5) feet greater than the width of the garage along its street facing frontage. () For single family homes and duplexes with attached garages or carports, the garage must be set back at least ten (10) feet further from the street than the house. Inflection () If the street frontage of an adjacent structure is one story in height for a distance more than twelve feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in height for a distance of twelve (12) feet. () If the adjacent structures on both sides of a proposed building are one story in height, the required one story volume of the proposed building may be on one side only. () If a proposed building occupies a comer lot, and faces an adjacent one story structure, the required one story element may be reversed to face the corner. Garages and Driveways () All portions of a garage, carport or storage area parallel to the street shall be recessed behind the front facade a minimum of ten (10) feet. () Garages below natural grade, garages with a vehicular entrance width greater than twenty four (24) feet, and garages with a vehicular entrance width greater than 40% of the front facade in total shall meet one of the following conditions: ( ) All elements of the garage shall be located within fifty (50) feet of the rear lot line or ( ) All elements of the garage shall be located farther than one hundred fifty (150) feet from the front lot line, or ( ) The vehicular entrance to the garage shall be perpendicular to the front lot line Areaways ( ) All areaways, lightwells and/or stairwells on the street facing side(s) of a building must be entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street. 2. R-15B zone district. Garages, carports, and storage areas shall be exempt from floor area up to a maximum of five hundred (500) square feet. 3. Except in the R-15B zone district, when calculating floor area ratio, lot area shall include only areas with a slope of less than 20%. In addition, half (.50) of lot areas with a slope of 20-30% may be counted towards floor area ratio; areas with slopes of greater than 30% shall be excluded. The total reduction in FAR for a given site shall not exceed 25%. Also excluded for the purpose of floor area calculations is that area beneath the high water line of a body of water and that area within an existing or proposed dedicated right-of-way or surface easements. Lot area shall include any lands dedicated to the City of Aspen or Pitkin County for the public trail system, any open irrigation ditch, or any lands subject to an above ground or below ground surface easement such as utilities that do not coincide with road easements. When calculating density, lot area shall have the same exclusions and inclusions as for calculating floor area ratio, except for exclusion of areas of greater than 20% slope. 4. For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereof whose principal use is residential, a determination shall be made as to its interior plate heights. All areas with an exterior expression of a plate height greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot of floor area. Exterior expression shall be defined as facade penetrations between nine r9 and twelve ,1Z feet above the level of the finished floor, and circular, semi circular or non -orthogonal fenestration between nine (99)_and fiftegn (15) feet above the level of the finished floor. 5. The area of any story, whose top of floor is a maximum of eighteen (18) inches above natural or finished grade, whichever is lower, at any point along the perimeter of the building shall be excluded from floor area calculations. For any story which is partly above and partly below natural or finished grade whichever is lower, a calculation of the total volume of the story which is above and which is below grade shall be made, for the purpose of establishing the percentage of the area of the story which shall be included in floor area calculations. This calculation shall be made by determining the total percentage of the perimeter wall area of the story which is above natural or finished grade, whichever is lower, which shall be multiplied by the total floor area of the subject story, and the resulting total shall be that area which is included in the floor area calculation. Dwelling Units only. Only 1 space per dwelling unit is required if the unit is either a studio or a 1 bedroom dwelling unit. Site coverage Roof or balcony overhangs, cantilevered building elements and similar features extending directly over grade shall be excluded from maximum allowable site coverage calculations.