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HomeMy WebLinkAbout2021.01.13 Exhibit_A._4 Growth Management Review CriteriaExhibit A.4 Growth Management Review Staff Findings Page 1 of 3 26.470.080, General Review Standards All development applications for growth management review shall comply with the following standards:MET NOT MET DOES NOT APPLY Sufficient Allotments. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.040(b). Applications for multi-year development allotment, pursuant to Paragraph 26.470.110(a) shall be required to meet this standard for the growth management years from which the allotments are requested. MET Development Conformance. The proposed development conforms to the requirements and limitations of this Title, of the zone district or a site specific development plan, any adopted regulatory master plan, as well as any previous approvals, including the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development - Project Review approval, as applicable. MET NOT MET Public Infrastructure and Facilities. The proposed development shall upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. MET Affordable Housing Mitigation. (1) For commercial development, sixty-five percent (65%) of the employees generated by the additional commercial net leasable space, according to Section 26.470.050(b), Employee generation rates, shall be mitigated through the provision of affordable housing. (2) For lodge development, sixty-five percent (65%) of the employees generated by the additional lodge pillows, according to Section 26.470.050(b), Employee generation rates, shall be mitigated through the provision of affordable housing. For the redevelopment or expansion of existing lodge uses, see section 26.470.100(h). (3) For the redevelopment of existing commercial net leasable space that did not previously mitigate (see Section 26.470.070(e)), the mitigation requirements for affordable housing shall be phased at fifteen percent (15%) beginning in 2017, and by three percent (3%) each year thereafter until sixty-five percent (65%) is reached. N/A Unless otherwise exempted in this Chapter, when a change in use between development categories is proposed, the employee mitigation shall be based on the use the development is converting to. For instance, if a commercial space is being converted to lodge units, the mitigation shall be based on the requirements for lodge space. N/A For free-market residential development, affordable housing net livable area shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area.N/A For essential public facility development, mitigation shall be determined based on Section 26.470.110(d).N/A Review Criteria for 1020 E. Cooper The HPC may approve, approve with conditions or deny and application for Growth Management Review based on the review criteria applicable to the specific type of development. Page 2 of 3 This application requests five affordable housing allotments. According to Land Use Code Section 26.470.030.D, no annual limit applies to affordable housing. This is in recognition of the high priority placed on the development of affordable housing to meet community needs. The property is in the Residential Multi-Family (RMF) zone district, which is intended for intensive long-term residential purposes. The zone district anticipates dense multi-family development, as seen in adjacent structures to the development site. The proposed affordable housing units are consistent with the residential uses in the eastern area of town and the permitted uses of the zone district. As depicted in Figure X, many of the surrounding properties contain residential multi-family dwellings, including the adjacent properties to the east and west. Residential Multi-Family All development applications for growth management review shall comply with the following standards:MET NOT MET DOES NOT APPLY Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied (RO).MET For all affordable housing units that are being provided as mitigation pursuant to this Chapter or for the creation of a Certificate of Affordable Housing Credit pursuant to Chapter 26.540, or for any other reason: a.The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority, as amended. b.Required affordable housing may be provided through a mix of methods outlined in this Chapter, including newly built units, buy down units, certificates of affordable housing credit, or cash-in-lieu. c.Affordable housing that is in the form of newly built units or buy-down units shall be located on the same parcel as the proposed development or located off-site within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Section 26.470.110(b). When off-site units within City limits are proposed, all requisite approvals shall be obtained prior to approval of the growth management application. d.Affordable housing mitigation in the form of a Certificate of Affordable Housing Credit, pursuant to Chapter 26.540, shall be extinguished pursuant to Section 26.540.120, Extinguishment and Re-Issuance of a Certificate, utilizing the calculations in Section 26.470.050(f), Employee/Square Footage Conversion. e.If the total mitigation requirement for a project is less than .25 FTEs, a cash-in-lieu payment may be made by right. If the total mitigation requirement for a project is .25 or more FTEs, a cash-in-lieu payment shall require City Council approval, pursuant to Section 26.470.110(c). f.Affordable housing units shall be approved pursuant to Paragraph 26.470.100(d), Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. g.Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430. MET Review Criteria for 1020 E. Cooper The HPC may approve, approve with conditions or deny and application for Growth Management Review based on the review criteria applicable to the specific type of development. Page 3 of 3 Before Certificate of Occupancy is granted for the project, the applicant will work with APCHA to deed restrict each unit at the category deemed appropriate. Staff finds that the review criteria for Growth Management are met.