HomeMy WebLinkAboutagenda.apz.worksession.20260617AGENDA
ASPEN PLANNING & ZONING
COMMISSION
June 17, 2026
4:30 PM, Council Chambers
3rd Floor, 427 Rio Grande Pl,
Aspen
I.Work Session #2, Nonconformities Code Update
I.A Memo
Staff_Report_P_Z_Work_Session__2__Nonconformities_Code_Update.pdf
Attachment_A_Chapter_26.312__Nonconformities_Redlines.pdf
Attachment_B_Chapter_26.430__Special_Review_Redlines.pdf
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P&Z Work Session #2, Nonconformities
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STAFF REPORT
TO: Planning and Zoning Commission
FROM: Haley Hart, Senior Long Range Planner
THROUGH: Dan Folke, Planning Director
MEETING DATE: June 17th, 2026
SUBJECT: Nonconformities Code Update Work Session #2
INTENDED OUTCOME:
Staff seeks the Planning and Zoning Commission’s (P&Z) input on a continued review of
Section 26.312 - Nonconformities, and Section 26.430.040 – Review standards for
special review. On May 3rd, 2026, the P&Z assessed and made recommendations on
code updates related to nonconforming structures and the review process under certain
circumstances. Staff has since evaluated those recommendations and created redlined
documents for both chapters in response.
At this is a Work Session, staff seeks continued policy direction from P&Z.
EXECUTIVE SUMMARY:
Staff has created redlined documents for both chapters in response to P&Z’s policy
recommendations (Attachment A - Nonconformities and Attachment B – Special
Review). Staff has also contemplated those recommendations and expanded the
chapter to capture and define those outcomes. The outcomes of the redlines have
resulted in an edited Intent and Purpose Statement, updated definition of ‘normal
maintenance’, new definitions for the concepts of ‘unnecessary hardship’ and
‘reasonable use’, and new review criteria with clearly stated outcomes when evaluating
nonconforming structures in relationship to underlying zoning, gross floor area, and
Environmentally Sensitive Areas (ESAs).
Staff would like to clearly state this is not a final draft of the redlines, rather a check-in
on intended outcomes of the updated policy.
DISCUSSION:
Chapter 26.312 – Nonconformities
Within the Nonconformities chapter the following updates have been made:
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P&Z Work Session #2, Nonconformities
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1. Updated Purpose and Intent statement to remove the abatement provision and
include language regarding the eventual elimination of nonconformities.
2. Added an applicability statement which had not been part of the title to ensure
that it is clear this section of code is for lawfully created nonconformities rather
than nonconformities that did not receive building permits and were created
outside of the City’s review process.
3. Clarified what constitutes as ‘normal maintenance’.
4. Included ESAs as a provision of nonconformities.
5. Created a threshold for when nonconformities trigger ‘purposeful destruction’.
This includes a ‘straight to building permit’ path that may occur when:
i. The purposeful destruction of a nonconforming structure and do not
propose Demolition per Section 26.104.100 – Definitions; and,
ii. Exterior walls and structures, including fences, that are nonconforming
and do not propose Destruction per Section 26.104.100 – Definitions; and,
iii. The review of the proposed development does not include a change to, or
reevaluation of mass, height, density, configuration, amount of open
space, landscaping and setbacks; and,
iv. Mitigation floor area of any type is added (this excludes deck); and,
v. No other Land Use Reviews are required or are being applied for at the
time of review.
Chapter 26.430 – Special Review
Within the Special Review chapter the following updates have been made:
1. Staff has proposed a definition for Reasonable Use:
There is a unique physical property trait that impacts use; and,
There is no reasonable economic use based on the zone district’s allowed
permitted uses and dimensional standards on the property; and,
2. Staff has proposed a definition for Unnecessary Hardship:
The hardship cannot be self-created as the result of the applicant’s own or prior
owner’s actions; and,
There is Community Benefit in granting the replacement of the nonconforming
structure.
3. New review criteria for nonconformities:
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P&Z Work Session #2, Nonconformities
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a. The proposed project meets the Intent and Purpose statements of Section
26.312 – Nonconformities; and,
b. The proposed project decreases the non-conforming aspects; and,
c. The proposed project does not make use of any floor area exemptions
(subgrade, garage) unless there are other benefits proposed on site. Such
examples include improving other non-conforming aspects such as an
improvement to the ESA, height, setback, or other dimensional
nonconformities, electrification of the property, improving life-safety or
accessibility conditions, or serves a Community Benefit.
(i) When deck is considered outside of the 15% exemption it shall meet
the criteria above.
RECOMMENDATIONS: P&Z’s continued direction along with community input from the
planning and architectural community will guide staff in creating updated and/or new
review criteria for a comprehensive code amendment. Staff seeks P&Z’s feedback and
thoughts on the redlines within Section 26.312 - Nonconformities, and Section
26.430.040 – Review standards for special review.
ATTACHMENTS:
Attachment A – Chapter 26.312, Nonconformities Redlines
Attachment B – Chapter 26.430, Special Review Redlines
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Chapter 26.312. – NONCONFORMITIES
Sec. 26.312.010. - PurposeGeneral.
(a) Intent and Purpose. Within the Zone Districts established by this Title, there exist uses of
land, buildings and structures that were lawfully established before this Title was adopted
or amended which would be in violation of the terms and requirements of this Title. The
purpose of this Chapter is to regulate and limit the continued existence of those uses,
buildings and structures that do not conform to the provisions of this Title as amended.
It is the intent of this Chapter to permit nonconformities to continue when in compliance
with the following provisions, but not to allow nonconformities to be enlarged or
expanded. The provisions of this Chapter are designed to curtail substantial investment in
nonconformities to bring about their eventual elimination in order to preserve the
integrity of the zone districts and the other provisions of this Title but should not be
construed as an abatement provision.
(b) Applicability. This Chapter applies to all uses, properties or structures which were
originally constructed in conformity with zoning and building codes or ordinances in
effect at the time of its development, but which no longer conform to the dimensional,
use, or other requirements imposed by this Title for the zone district in which it is located.
Sec. 26.312.020. - Nonconforming uses.
(a) Authority to continue. Nonconforming uses of land or structures may continue in
accordance with the provisions of this Chapter and this Section.
(b) Normal maintenance. Normal maintenance may be performed upon nonconforming
uses of land and structures, provided that the maintenance performed within any twelve (12)
consecutive month period does not exceed ten percent (10%) of the current replacement cost of
the structure.
(c) Extensions/expansions. Nonconforming uses shall not be extended or expanded. This
prohibition shall be construed so as to prevent:
(1) Enlargement of nonconforming use by increasing the net leasable area, the net
livable area of a dwelling unit, or the area within a structure in which such
nonconforming use is located; or
(2) Occupancy of additional lands; or,
(3) Increasing the size, considering all dimensions, of a structure in which a
nonconforming use is located.
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Commented [HH1]: Note that nonconforming uses that
are replacing are subject to nonconforming structures
language.
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(d) Relocation. A structure housing a nonconforming use may not be moved to another
location on or off the parcel of land on which it is located, unless the use thereafter shall conform
to the limitations of the zone district into which it is moved.
(e) Change in use. A nonconforming use shall not be changed to any other use unless the
new use conforms to the provisions of the zone district in which it is located.
(f) Abandonment or discontinuance. The intent of the owner notwithstanding, where a
nonconforming use of land or nonconforming use of structure is discontinued or abandoned for
twelve (12) consecutive months, then such use may not be reestablished or resumed, and any
subsequent use must conform to the provisions of this Title. Any nonconforming use not
associated with a structure may not be restored after a discontinuance period of more than thirty
(30) days.
(g) Demolition or destruction.
(1) Ability to restore. Any nonconforming use located in a structure which is
purposefully demolished, pursuant to the definition of Demolition, may not be
continued or restored. Any nonconforming use located in a structure undergoing
construction, which does not constitute a demolition, has an approved
development order, and an approved building permit shall not be considered
discontinued.
(2) Nonwillful destruction. Any nonconforming use which is demolished or
destroyed by an act of nature or through any manner not purposefully
accomplished by the owner may be restored as of right, regardless of the extent of
demolition or destruction, if a building permit for reconstruction is submitted
within twenty-four (24) months of the date of demolition or destruction.
(Ord. No. 55-2000, § § 2, 3; Ord. No. 12, 2007, § § 15, 16; Ord. No. 7, 2014, § 13; Ord. No. 13-
2022, § 4, 6-28-2022)
Sec. 26.312.030. - Non-conforming structures.
(a) Authority to continue. A nonconforming structure devoted to a use permitted in the
zone district in which it is located may be continued in accordance with the provisions
of this Chapter.
(b) Normal maintenance. Normal maintenance to nonconforming structures may be
performed without affecting the authorization to continue as a nonconforming
structure provided that non-extraordinary maintenance carried out in any twelve (12)
month period on a regular schedule necessary to preserve the safety and structural
integrity of a nonconforming use or structure, including the repair and/or replacement
of nonbearing walls, fixtures, wiring or plumbing. Structural replacements, purposeful
destruction, and reconstruction to continue a nonconformity shall not be considered
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Normal Maintenance. In any instance where there is an immediate life-safety concern
as verified by the Chief Building Official, the Community Development Director may
evaluate site context and determine Normal Maintenance is appropriate beyond these
provisions.
(c) Extensions. A nonconforming structure shall not be extended by an enlargement or
expansion that increases the nonconformity. A nonconforming structure may be
extended or altered in a manner that does not change or that decreases the
nonconformity. Increases to mitigation floor area will be seen as an extension when the
property is nonconforming in floor area.
(1) Historic structures. The first exception to this requirement shall be for a structure
listed on the Aspen Inventory of Historic Landmark Sites and Structures. Such
structures may be extended into front yard, side yard and rear yard setbacks, may
be extended into the minimum distance between buildings on a lot and may be
enlarged, provided, however, such enlargement does not exceed the allowable
floor area of the existing structure by more than five hundred (500) square feet,
complies with all other requirements of this Title and receives development
review approval as required by Chapter 26.415.
(2) Mandatory occupancy accessory dwelling units and carriage houses. The second
exception to this requirement shall be for a property with a detached Accessory
Dwelling Unit or Carriage House ("ADU") having a mandatory occupancy
requirement. Such a detached ADU may be enlarged or expanded by up to five
hundred (500) square feet of floor area, provided that this bonus floor area shall
go entirely to the detached ADU and also provided that the ADU does not exceed
the maximum size allowed for an ADU or carriage house. The enlargement or
expansion must comply with all other requirements of this Title and shall receive
development review approval as required herein.
a. Procedure. The procedure for increasing the maximum floor area of a
property for the purpose of increasing the size of an ADU requires the
submission of a development application. The development application
shall be processed under Chapter 26.430, Special Review.
b. Review Standards. An application for increasing the floor area of a
property for the purpose of increasing the size of an ADU shall meet the
standards in Section 26.520.050, Design Standards, unless otherwise
approved pursuant to Section 26.520.080, Special Review, as well as the
following additional review standards:
1. Newly established floor area may increase the ADU up to a
cumulative maximum of five hundred (500) square feet of floor
area and is required to be mitigated by either of the following
two (2) options.
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(i) Extinguishment of Historic Transferable
Development Right Certificates ("certificate" or
"certificates"). A property owner may increase
the ADU by extinguishment of a maximum of
two (2) certificates with a transfer ratio of two
hundred fifty (250) square feet of floor area per
each certificate. Refer to Chapter 26.535 for the
procedures for extinguishing certificates.
(ii) Extinguishment of unused floor area from
another property. A property owner may
increase the maximum floor area of a property
for the purpose of increasing the size of an ADU
by extinguishment of a maximum of five
hundred (500) square feet of available un-built
floor area from one (1) property to the ADU.
2. The additional floor area is a conversion of existing square
footage which was not previously counted in floor area.
(Example: storage space made habitable or the additional floor
area creates a more desirable, livable unit with minimal
additional impacts to the bulk and mass of the ADU structure.
3. The additional floor area creates a unit which is more suitable for
caretaker families.
4. The increased impacts from the larger size are outweighed by the
benefits of having a larger, more desirable ADU.
5. The area and bulk of the ADU structure, after the addition of the
bonus floor area, must be compatible with surrounding uses and
the surrounding neighborhood.
6. For the transfer of allowable floor area through the use of
Historic Transferable Development Right Certificates, the
certificates shall be extinguished pursuant to Chapter 26.535,
Transferable Development Rights.
7. For the transfer of allowable floor area from a non-historically
designated property to an ADU deed-restricted as a mandatory
occupancy unit, the applicant shall record an instrument in a
form acceptable to the City Attorney removing floor area from
the sending property to the mandatory occupancy ADU.
(3) Environmentally Sensitive Areas. The third exception to this requirement shall be
for properties with structures that do not comply with Chapter 26.435 -
Environmentally Sensitive Areas (ESA). If a nonconforming feature within an ESA
meets the applicability of Section 26.312.030(f)(2) - Purposeful destruction, then the
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project shall be approved, approved with conditions or denied pursuant to the
provisions of Chapter 26.430 - Special Review. A nonconforming structure may not
extend the nonconformity into the ESA and may be required to reduce or to eliminate
the portion of the structure that is located within the ESA pursuant to Chapter 26.435
- Environmentally Sensitive Areas and Chapter 26.430 – Special Review.
(c)(d) Relocation. A nonconforming structure shall not be moved unless it thereafter
conforms to the standards and requirements of the zone district in which it is located.
(d)(e) Unsafe structure. Any portion of a nonconforming structure which becomes
physically unsafe or unlawful due to lack of repairs and maintenance and which is
declared unsafe or unlawful by a duly authorized City official, but which an owner
wishes to restore, repair or rebuild shall only be restored, repaired or rebuilt in
conformity with the provisions of this Title.
(e)(f) Ability to restore.
(1) Non-purposeful destruction. Any nonconforming structure that is Demolished,
or portion thereof which is destroyed by an act of nature or through any
manner not purposefully accomplished by the owner, may be restored as of
right if a building permit for reconstruction is submitted within twenty-four
(24) months of the date of Demolition or destruction.
(2) Purposeful destruction. Any nonconforming structure that is purposefully
Demolished or portion thereof which is purposefully destroyed, may be
replaced with a different structure only if the replacement structure is in
conformance with the current provisions of this Title or unless replacement of
the nonconformity is approved pursuant to the provisions below or of Chapter
26.430, Special Review. provisions of Chapter 26.430, Special Review. Any
structure which is nonconforming in regards to the permitted density of the
underlying zone district may maintain that specific nonconformity only if a
building permit for the replacement structure is submitted within twelve (12)
months of the date of demolition or destruction.
a. Building Permit. Any project with a nonconforming structure or
portion thereof may proceed straight to building permit when it
includes:
i. The purposeful destruction of a nonconforming structure and
do not propose Demolition per Section 26.104.100 –
Definitions; and,
ii. Exterior walls and structures, including fences, that are
nonconforming and do not propose Destruction per Section
26.104.100 – Definitions; and,
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iii. The review of the proposed development does not include a
change to, or reevaluation of mass, height, density,
configuration, amount of open space, landscaping and setbacks
if that is the nonconforming element; and,
iv. No mitigation floor area or expansion of floor area is added
(excludes exempt deck floor area); and,
v. No other Land Use Reviews are required or are being applied
for at the time of review.
b. Special Review. If the proposed redevelopment does not meet the
requirements of Section 26.312.030(f)(2).a – Building Permit, it shall
be reviewed through the provisions of Chapter 26.430 – Special
Review.
c. Density Replacement. Any structure which is nonconforming in
regards to the permitted density of the underlying zone district may
maintain that specific nonconformity only if a building permit for the
replacement structure is submitted within twelve (12) months of the
date of demolition or destruction.
1. Density replacement. A duplex or two (2) single-family
residences on a substandard parcel in a zone district permitting
such use is a nonconforming structure and subject to
nonconforming structure replacement provisions. Density on a
substandard parcel is permitted to be maintained but the
structure must comply with the dimensional requirements of
the Code including single-family floor area requirements.
(Ord. No. 1-2002, § 6 [part]; Ord. No. 9-2002, § 5; Ord. No. 35-2004, § 1; Ord. No. 7-2008; Ord.
No. 13-2022, § 4, 6-28-2022)
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Chapter 26.430. - SPECIAL REVIEW
Sec. 26.430.010. - Purpose.
The purpose of special review is to ensure site-specific review of certain dimensional
requirements, mitigation requirements, encroachments, lighting or subdivision standards, which
are specifically authorized to be altered or amended by specific provisions of this Title in order to
maintain the integrity of the City's Zone Districts and the compatibility of the proposed
development with surrounding land uses.
Sec. 26.430.020. - Authority.
The Planning and Zoning Commission, in accordance with the procedures, standards and
limitations of this Chapter, shall by resolution approve, approve with conditions or disapprove a
development application for special review, after recommendation by the Community
Development Department.
Sec. 26.430.030. - Applicability.
Special review shall apply to all development in the City designated for special review by
the following chapters or sections of this Title:
• Dimensional requirements (Chapter 26.710, Zone Districts)
• Replacement of nonconforming structures (Chapter 26.312)
• Reduction of open space requirements in CC Zone District (Section 26.575.030(b))
• Off-street parking requirements (Section 26.515.040)
• Reductions in the dimensions of utility and delivery service area provisions
• Subdivision standards (Section 26.480.050)
• Accessory Dwelling Unit Design Standards (Chapter 26.520)
• Wireless telecommunications facilities and/or equipment (Section 26.575.130)
• Affordable housing unit standards
• Variations to the Residential Demolition and Redevelopment Standards (Chapter
26.580)
• Outdoor lighting (Chapter 26.512)
(a) Outdoor lighting standards. A proj ect may request variations from the requirements
of Chapter 26.512 - Outdoor lighting. Whenever a special review is considered by the
Planning and Zoning Commission or the Historic Preservation Commission it shall be
reviewed in accordance with the following standards:
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(1) The outdoor lighting plan, luminaire, or installation has:
(a) a. a demonstrable community benefit; or,
(b)b. is for the purpose of public safety and health; and,
(2) The proposed lighting plan, luminaire, or installation meets the intent and
general characteristics of the underlying Lighting Zone.
(Ord. No. 44-1999, § 3; Ord. No. 47-1999, § 4; Ord. No. 5-2000, § 3; Ord. No. 52-2003, § 11;
Ord. No. 14-2011, § 1; No. 13-2013, § 5; Ord. No. 13-2022, § 6, 6-28-2022; Ord. No. 12-2023, §
5, 11-14-2023)
Sec. 26.430.040. - Review standards for special review.
No development subject to special review shall be permitted unless the Planning and Zoning
Commission makes a determination that the proposed development complies with all standards
and requirements set forth below.
(a) Dimensional requirements. Whenever the dimensional requirements of a proposed
development are subject to special review, the development application shall only be
approved if the following conditions are met.
(1) The mass, height, density, configuration, amount of open space, landscaping and
setbacks of the proposed development are designed in a manner which is compatible
with or enhances the character of surrounding land uses and is consistent with the
purposes of the underlying zone district.
(2) The applicant demonstrates that the proposed development will not have adverse
impacts on surrounding uses, ESAs, or will mitigate those impacts, including but not
limited to the effects of shading, excess traffic, availability of parking in the
neighborhood or blocking of a designated view plane.
(b) Replacement of nonconforming structures. Whenever a structure or portion thereof,
which does not conform to the dimensional requirements of the zone district or ESA
requirements in which the property is located is proposed to be replaced after Demolition
or destruction pursuant to Section 26.312.030(f).2, the following criteria shall be met:
(1) The proposed development shall comply with the conditions of Section 26.430.040(a)
above;
(2) There exist special characteristics unique to the property which differentiate the
property from other properties located in the same zone district;
(3) No dimensional variations are increased, and the replacement structure represents the
minimum variance that will make possible the reasonable use of the property; and
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(4) Literal enforcement of the dimensional provisions of the zone district would cause
unnecessary hardship upon the owner by prohibiting reasonable use of the property.
(1) To meet the criteria of Unnecessary hardship and Reasonable Use of the
property, all the following must be met (Note: will put the definitions for these two items
within Section 100 – Definitions)
• Use: There is a unique physical property trait that impacts use; and,
• Use: There is no reasonable economic use based on the zone district’s
allowed permitted uses and dimensional standards on the property; and,
• Hardship: The hardship cannot be self-created as the result of the
applicant’s own or prior owner’s actions; and,
• Hardship: There is Community Benefit in granting the replacement of the
nonconforming structure. Reference to AACP?
(5) If a nonconforming structure meets the definition of destruction and is subject to
Special Review pursuant to Section 26.312.030(f).2, the following Criteria must be met:
a. The proposed project meets the Intent and Purpose statements of Section
26.312 – Nonconformities; and,
b. The proposed project decreases the non-conforming aspects; and,
c. The proposed project does not make use of any floor area exemptions
(subgrade, garage) unless there are other benefits proposed on site. Such
examples include improving other non-conforming aspects such as an
improvement to the ESA, height, setback, or other dimensional
nonconformities, electrification of the property, improving life-safety or
accessibility conditions, or serves a Community Benefit.
(i) When dieck is considered outside of the 15% exemption it shall
meet the criteria above.
(c) Reduction of Pedestrian Amenity. Whenever a special review is conducted to determine
whether a reduction of the Pedestrian Amenity requirement is to be granted, it shall be reviewed
in accordance with the standards set forth at Section 26.575.030.
(d) Off-street parking requirements. Whenever a special review is conducted to determine a
change in the off-street parking requirements, it shall be considered in accordance with the
standards set forth at Chapter 26.515.
(e) Utility and delivery service area provisions. Whenever a special review is conducted to
determine a change in any utility and delivery service area requirements, the following criteria
shall be met:
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(1) There is a demonstration that, given the nature of the potential uses of the building
and its total square footage, the utility service area and delivery area proposed will be
adequate.
(2) Access to the utility and delivery service area is adequate to accommodate all
necessary users.
(3) The area for public utility placement and maintenance is adequate and safe for the
placement of utilities.
(f) Subdivision design standards. Whenever a special review is for development which does not
meet the subdivision design standards of Section 26.480.050, the development shall be approved
only when the conditions set forth at Section 26.480.050 have been met.
(g) Accessory dwelling unit design standards. Whenever a special review is conducted to
determine a change in the design standards required for accessory dwelling units, it shall be
considered in accordance with the standards set forth at Subsection 26.520.080(d).
(h) Wireless telecommunications facilities and/or equipment. Whenever a special review is
conducted to appeal the decision of the Community Development Director regarding a proposed
wireless telecommunications service facility or equipment or to determine a proposed increase in
the allowed height of a wireless telecommunications facility and/or equipment, it shall be
considered in accordance with the standards set forth in Paragraph 26.575.130(c)(6), Wireless
telecommunication services facilities and equipment.
(i) Affordable housing unit standards. 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.
(1) The proposed affordable housing units are designed in a manner that is compatible
with the character of the neighborhood.
(2) 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.
(3) 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.
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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.
(j) Whenever a Special Review is conducted to reduce the required percentage of finished floor
level of a lodge unit's net livable area that is at or above natural or finished grade, whichever is
higher, a recommendation from the Community Development Director shall be obtained and of
the following criteria shall be met. The criteria below address only the lodge units that require a
variation from the standard.
(1) The proposed lodge units are designed in a manner that is compatible with the
character of the neighborhood.
(2) The proposed amount that the lodge units are below natural or finished grade,
whichever is more restrictive, is an appropriate response to unique site constraints, such
as topography.
(3) The lodge units are designed to be compatible with and support the successful
operation of the property as a lodge and the use of the individual units therein as viable
lodge units.
(k) Demolition—Residential demolition and redevelopment standards. A project may request
variations from the requirements of the Residential Demolition and Redevelopment Standards
adopted as part of Chapter 26.580 if the Planning and Zoning Commission makes a
determination the project meets the intent of the requirements through an alternative design. The
Planning and Zoning Commission shall consider the following review criteria, and a
recommendation from the Community Development Department and any referral agencies in
determining if a project is eligible for a variation:
(1)The project is designed in a manner that meets the intent of the Residential Demolition
and Redevelopment Standards.
(2)Although specifics design elements are not provided that meet the specific items
included in the Residential Demolition and Redevelopment Standards, a design
alternative is provided that meets or exceeds the minimum thresholds established in the
Residential Demolition and Redevelopment Standards.
(Ord. No. 44-1999, § 4; Ord. No. 5-2000, § 4; Ord. No. 1-2002, § 9; Ord. No. 52-2003, § 12;
Ord. No. 12, 2007, §§ 20, 21; Ord. No. 14-2011, § 2; Ord. No. 13-2013, § 6; Ord. No. 23-2017;
Ord. No. 13-2022, § 6, 6-28-2022)
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