Livability Standards for Permanently Affordable Housing LIVABILITY STANDARDS
UPDATED JANUARY 2, 2020
for PERMANENTLY AFFORDABLE HOUSING for PERMANENTLY AFFORDABLE HOUSING
BEST PRACTICES MANUAL
City of Boulder
Adopted and Approved by:
Kurt Firnhaber
Director of Housing and Human Services
City of Boulder
Date
AFFORDABLE HOUSING
The City of Boulder’s Comprehensive Plan deems affordable housing a “significant community benefit” and the
City seeks to increase the proportion of permanently affordable housing units to 15% of the total housing stock.
Permanently affordable housing represents a substantial long-term public investment. As such, it is imperative
that affordable housing produced be functional, meet the needs of a range of types and sizes of households,
meet state and local code and property standards, and be constructed with quality materials and skilled
installation consistent with industry standards.
The Livability Standards have been developed to assist developers during the planning and design process
and are intended to provide clarity on what is considered an “adequate affordable unit” by The City of Boulder,
for new construction.
THESE STANDARDS ARE NOT BUILD-TO DIMENSIONS AND SPECIFICATIONS but rather the minimum
dimensions and specifications acceptable. It is expected that a majority of affordable units will exceed these
minimum requirements.
PROCESS
Affordable units and/or projects may be subject to Land Use review including but not limited to; Concept Plan,
Site or Form Based Code Review, Use Review, Annexation, and Technical Document Review. Affordable units
provided through inclusionary housing as off-site units are also subject to Location Approval and either Site
Review or the Off-site Affordable Housing Design Review.
When possible, affordable unit floor plans and finish specifications will be reviewed by the City for conformance
with the Livability Standards herein concurrent with a Land Use review. In cases where this is not possible,
proposed affordable units must be reviewed prior to building permit submittal. Any such reviews must be
completed and approved prior to submittal of a residential building permit and execution of any required
documentation including the Permanently Affordable Housing Covenant. During Construction a City Housing
Inspector will be retained to ensure compliance and conformance to these standards and to ensure the
affordable units are constructed, installed and finished in a quality, workmanlike manner consistent with
industry standards.
REMEDIES
Once the project and/or affordable units are constructed, any deviations from these standards (“deficiencies”)
which did not have prior approval by the City could result in the City Manager not accepting the unit as
affordable. If construction of the unit has not been finalized, deficiencies must be rectified by bringing the unit
into compliance. If construction is complete or near completion, the City Manager may require other remedies
for deficiencies including but not limited to a reduction of the maximum allowable affordable sales price, rental
income, or a monetary assessment per square foot to be paid prior to receiving a certificate of occupancy for
the unit or building.
Any development subject to planning review that has submitted an application for site review, form based code
review, or use review, or any by-right development that has submitted an application for a building permit as of
the date these standards were approved and adopted may choose to comply with this update or the version of
the livability standards in place at the time of submittal.
Kurt Firnhaber 1/2/20
CONTENTS
1
inclusionary housing (ih)
funding & annexation
livability standards compiled matrix
table 3.1 - livability matrix
diagram 3.1
diagram 3.2
diagram 3.3
diagram 3.4
unit size & room layout
diagram 4.1
diagram 4.2
kitchens
diagram 5.1
storage
finishes & fixtures
appliances & warranties
table 8.1 - warranties
mechanical
2
3
4
4
5
5
6
7
8
8
11
12
13
14
16
17
18
19
1
2
3
3.1
3.1
3.2
3.3
3.4
4
4.1
4.2
5
5.1
6
7
8
8.1
9
section page
Inclusionary Housing can result in
two configurations of affordable units;
dispersed, and concentrated. The way
in which a developer complies with the
Livability Standards varies depending
on the configuration.
• Dispersed affordable units.
Affordable units provided on-
site that are spread throughout
a development, with no single
building containing greater than
50% affordable units (any fraction
to be rounded up). Single-family
homes, or duplex residences
containing two affordable units
are considered on-site dispersed
affordable units if they are scattered
throughout a development as
opposed to being concentrated
in a specific area. For the items
addressed in these standards,
dispersed affordable units must be
equivalent to the market-rate units
or meet the Livability Standards.
For example, if the market-rate
units include smaller bedroom
closets, the integrated affordable
units may do the same.
• Concentrated affordable units.
Affordable units provided off-site,
or in a building on-site larger than
a duplex, that contains more than
50% affordable units (any fraction
to be rounded up), and which may
or may not be on a lot subdivided
on the development that generated
an inclusionary requirement. On-
site single-family homes, or duplex
residences with two affordable
units, are considered concentrated
if the buildings are aggregated
in one area and not dispersed
throughout a development.
Concentrated affordable units
shall meet the Livability Standards
regardless of what is provided in
the market-rate units.
“Functionally equivalent.” Finishes
and appliances in affordable units
may be functionally consistent to
what is provided in the market-rate
units without providing identical brand
finishes, fixtures, and products. For
example, market-rate units could
include high-quality granite countertops,
while the permanently affordable units
may include a more cost-effective, yet
reasonable quality laminate product
that functions in the same manner as
a countertop. The City will consider
proposals by the applicant and/or
may request variations to proposed
functionally equivalent kitchen cabinets,
countertops, faucets, appliances,
flooring and/or other similar items which
would result in an equivalent livability
outcome. The goal is to achieve a
balance between the construction cost
of the affordable units and equivalency
to the market-rate units.
1
2 3
INCLUSIONARY HOUSING (IH)
1 INCLUSIONARY HOUSING (IH)
2
Any affordable units acquired all or in part with City funds, through a Colorado Housing and Finance Authority’s (CHFA) Tax Credit Application, or through an annexation agreement, are required to meet the City of Boulder Livability Standards for Permanently Affordable Housing.
3
FUNDING & ANNEXATION
2
FUNDING & ANNEXATION
3
4 5
table 3.1
3.1LIVABILITY MATRIXTable 3.1 lists minimum size and dimension requirements for each of the corresponding spaces/elements
within an affordable unit. The listed values are based off research of affordable housing developments and
the requirements necessary to maintain an acceptable standard of living for the occupants. The values listed
represent the minimum affordable housing conditions required by The City of Boulder.
LIVABILITY MATRIX
miCrO EFFICIENCY/
STUDIO
< 300 ft2 w/O additiOnal
kitChen faCilities 301 - 475 ft2 > 475 ft2
KITCHEN MINIMUM REQUIREMENTS (see SECTION 5 for additional explanation)
c1 base Cabinets
(COmbined length)3 ft 5 ft 5 ft 6 ft 7 ft
c2 Upper Cabinets
(COmbined length)3 ft 5 ft 5 ft 6 ft 7 ft
C3 30 in. COntinUOUs wOrk
sUrfaCe reqUired nO nO yes yes yes
room MINIMUM dimensions/areas (see section 4 for additional explanation)*
R1 bedrOOm/sleeping area 9’-1” x 9’-1”9’-1” x 9’-1”9’-1” x 10’-1”9’-1” x 12’-0”9’-1” x 12’-0”
R2 additiOnal bedrOOm(s)n/a n/a n/a 9’-1” x 9’-1”9’-1” x 9’-1”
R3 living/dining n/a 102 ft2 120 ft2 180 ft2 200 ft2
STORAGE SPACES MINIMUM DIMENSIONS (see section 6 for additional explanation)**
S1 bedrOOm ClOset*** (w)4’-1”4’-1”6’-1”6’-1”6’-1”
S2 linen ClOset (w)n/a n/a 2’-7”2’-7”3’-1”
S3 entry ClOset*** (w)n/a 2’-1”2’-1”2’-7”3’-1”
S4 stOrage ClOset 3’-1” x 4’-1”3’-1” x 5’-1”3’-1” x 6’-1”5’-1” x 4’-1”5’-1” x 6’-1”
APPLIANCE MINIMUM SIZE REQUIREMENTS (see section 8 for additional explanation)
A1 sink 24 in 24 in 30 in 32 in 32 in
A2 range/Oven 24 in 24 in 30 in 30 in 30 in
A3 refrigeratOr 15 ft3 15 ft3 18 ft3 20 ft3 20 ft3
A4 dishwasher nOt reqUired nOt reqUired 17 in 24 in 24 in
3+ BR2 BR1 BR
LIVABILITY
MATRIX
Unless Otherwise stated, dimensiOns are taken frOm rough framing
* the rough framing dimensiOn shall be no less than 9’-1” in any bedrOOm, and no less than 10’-1” in any living & dining spaCes
** Unless Otherswise stated, stOrage spaCes reqUire a minimum finished height (h) Of 7’-0” (5’-0” Under a stairway)
*** ClOsets with a rOd and shelf reqUire a minimum rough framing depth (d) Of 23 in.
5 LIVABILITY MATRIX3.1/3.2
diagram 3.2diagram 3.1Kitchen layout diagram highlighting dimension measurement, potential location for the required work-
surface, and the required appliance sizes and clear floor access area in a one-bedroom type unit
Kitchen layout diagram highlighting dimension measurement, appliance sizes, and the required clear floor
access area in an efficiency/studio type unit
A1
C1
A2
C1
C1
C2 C2
C1
36"36"
C2
A3
C2
C1 A4
A3
A1
C1
C3
C2
C2
A2
36"36"
diagramdiagram 3.3
6 7
Efficiency/Studio unit floor plan illustration demonstrating the minimum room dimensions and floor area
requirements
3.3LIVABILITY STANDARDSENTRY
KITCHEN BATHROOM
LIVING/DINING
ROOM
PRIVATE OUTDOOR
SPACE PER CODE
BEDROOM
R1
ENTRY CL.
BEDROOM
CLOSET
R1
R3
36"
S1
STORAGE MECH.
R3
36"
S4S3
diagram 3.4
7
One-bedroom unit floor plan illustration demonstrating the minimum room dimensions and floor area
requirements LIVABILITY STANDARDS3.4
LINEN
MECH.
KITCHEN BATHROOM
LNDRY.
PRIVATE OUTDOOR
SPACE PER CODE
S1
ENTRY
CLOSET
BEDROOM CLOSET
BEDROOMLIVING/DINING
ROOM
36"
36"
R3
R3
R1
R1
S2
23" MIN.
S3
ENTRY
4 UNIT SIZE &ROOM LAYOUT
diagram 4.1
8
Efficiency/Studio unit floor plan illustration demonstrating a functional layout and furniture configuration
with integrated circulation
4.1UNIT SIZE & ROOM LAYOUTLIVING/DINING
ROOM
KITCHEN
BEDROOM
ENTRY
BATHROOM
BEDROOM
CLOSET
PATIO/
BALCONY
ENTRY
CLOSET
STORAGE
CLOSETMECH.
8 9
4
UNIT SIZE & ROOM LAYOUTPermanently affordable units are expected to have a functional and design-
oriented/logical floor plan that efficiently utilizes the space. It is especially
important to maximize square footage in studio, efficiency, and micro units.
Each affordable unit must meet or exceed the minimum floor area requirements
set by Inclusionary Housing, a Colorado Housing and Finance Authority’s
(CHFA) Tax Credit Application, and/or other executed agreement. Unless a
calculation for measuring floor area is included in an executed agreement,
affordable unit floor area should be measured based on the requirements
stated in B.R.C. 9-16; Floor area for attached dwelling units or Floor area for
detached dwelling units.
While designing affordable homes and making decisions regarding the layout,
include adequate space for circulation throughout the unit. The integration
of (at least) one reasonable furniture configuration which doesn’t obstruct
pathways, or negatively impact the overall circulation, must be successfully
demonstrated and identifiable.
All units must include appropriately sized and functional rooms. Generally,
successful projects have been those with rectilinear rooms and floor plans.
Rooms and areas with awkward spaces and significant unusable square
footage are not acceptable.
The following is a list of Best Management Practices that should be adhered to when making overall design and layout decisions:
• Minimum room dimensions will be taken from the rough framing and measured
between the narrowest points in the space
• The ability to adequately furnish a space should not be compromised by interior
circulation; including interior doors and entryways, and/or exterior doors and
windows
• Furniture layouts should be used to set critical room dimensions
• In units where the layout includes a combined living/dining space, and/or the
kitchen overlaps with other program areas, a 36 in. “buffer-zone” is required in order
to maintain accessibility and ensure functionality. Any program area that overlaps
and/or infringes on this space caNNot be calculated into the minimum floor area
requirement
1, 2 & 3+ BEDROOM UNITS
• All bedrooms shall have rough framing dimensions of no less than nine feet, one
inch (9’-1”)
• All living & dining rooms (or combination) shall have rough framing dimensions of
no less than ten feet, one inch (10’-1”)
• A minimum of one furniture configuration must be easily identifiable and demonstrated
through a layout containing; a 6 ft sofa, side and/or coffee tables, an entertainment
center with enough wall space to house a television that is visible from a majority
of the seating. Ample leg room must be maintained without obstructing circulation
in-to, out-of, and/or around the space
• Units must include designated dining space able to accommodate a sit-down meal
for 4+ people, and must Not obstruct any doorways and/or impede circulation
MICRO, EFFICIENCY & STUDIO UNITS
• Studio/efficiency, and micro units, and any other unit less than 475 ft2, must have
efficient floor plans, appropriately sized rooms (generally rectilinear), and allow for
at least one functional furniture configuration
• These affordable units must contain a designated sleeping area able to
accommodate one twin-sized bed (or larger)
• The living area must be able to accommodate a 5 ft sofa
• The unit must contain a designated dining space able to accommodate 2+ people
for a sit-down meal without obstructing doorways and/or circulation
*It is highly recommended to include an additional 1-2 in. in the room dimensions as
a margin for error in order to accommodate any discrepancies in the framing
10 114UNIT SIZE & ROOM LAYOUT
diagram 4.2
11
One-bedroom unit floor plan illustration demonstrating a functional layout with a standard furniture
configuration and an efficient circulation UNIT SIZE & ROOM LAYOUT4.2
LINEN
ENTRY
CLOSET
MECH.
KITCHEN BATHROOM
LNDRY.
PATIO/BALCONY
ENTRY
BEDROOM CLOSET
BEDROOM
LIVING/DINING
ROOM
CABINETS
• Affordable units are required to have kitchen cabinets and/or other
additional kitchen storage areas (pantries/dry storage, etc.) proportional to
the size and anticipated occupancy of that unit type
• Additional kitchen storage, above and beyond the minimum requirement is
desirable and recommended
• In certain situations, where the installation of required cabinetry is
physically restrictive and/or prohibitive, a 10% substitution of either base
cabinets for uppers, or uppers for base cabinets will be allowed to make up
the difference, in order to meet the minimum requirement for that unit type
• Sink bases, cabinetry housing range vents, and cabinet spaces less than
12 in. caNNot be counted toward the minimum cabinet requirement for that
unit type
WORK SURFACE
• One, two, and three+ bedroom units are required to provide a 30 in. minimum
countertop work surface; suggested location adjacent to a cooktop or sink
• Work surface caNNot include any interior corner countertop space, or
surface(s) of the stove and/or sink
ACCESSIBILITY
• A minimum 36 in. clear and open floor space - directly adjacent to all kitchen
cabinetry, appliances, and/or work surfaces - is required, in addition to the
overall circulation within the unit, in order to maintain the accessibility and
functionality of the space
KITCHENS5
5 KITCHENS12 13
KITCHENS5.1
13
Diagram illustrating adequate accessibility, work-surface area and spaces not counted toward cabinetry in
a one-bedroom type unit
diagram 5.1
CLOSETS
• Bedroom closets must have a minimum rough framing depth of 23 in. and
contain a shelf over rod (can be substituted with multiple stacked shelves)
• Linen closets must contain at least 4 fixed, or adjustable shelves
• Entryway closets are intended to be used for coat and shoe storage and
should be located near an exterior door when possible. Entry closets must
contain a shelf over rod and have a minimum rough framing depth of 23 in.
• Closets must be built and installed so that any and all doors (sliding, bi-fold,
swing, etc.), do Not obstruct or restrict the accessibility of the space while
in the open position
• If the closet doors must open into the space, the closet must be large
enough and possess a layout which accommodates the door swing without
obstructing usable space or being counted toward the space requirement
• Walk-through closets that include a central area for circulation and/or
other entrances, are allowed, given the closet storage functional space is
Not negatively impacted or compromised by this layout, and closet space
requirements are met absent the circulation area
The standards stated above and outlined in the Livability Matrix are applicable to each closet within a unit and are not
intended to be combined. Please refer to Table 3.1 in Section 3 for additional information and requirements.
GENERAL STORAGE GUIDELINES
• Mechanical rooms are Not considered storage areas and will Not be counted
toward the storage space minimum requirements
• All closets and storage areas, with the exception of storage space located
under a stairway, must have a minimum finished height of 7’-0”
• If a storage area or closet will be located under a stairway, only the space
with a minimum finished height of 5’-0” will be counted toward the required
minimum
• The dimensions of closets and storage spaces must be taken from the
rough framing
STORAGE6
14 156STORAGE
ADDITIONAL STORAGE
• An additional space for storage is required for each unit, above and beyond
the unit’s minimum closet requirement. This additional storage space must
be enclosed in a dry area and have the ability to be individually locked and
controlled by each tenant
• The intent of this space is to store items less-frequently used and/or
accessed, that wouldn’t otherwise fit in a typical unit’s interior closets without
obstructing or restricting access
• For space planning purposes only - examples of these items include, but
are not limited to: miscellaneous recreational equipment, coolers, strollers,
holiday/seasonal items, and luggage. This space is Not intended to store
bicycles
Additional storage must be provided in one of the following ways:
OPTION 1
The additional storage space may be provided as an external shed, unit, or locker,
located outside, in a basement, carport, multi-car garage, or aggregated in a separate
room in the building where the affordable units are located. Additional storage space
may be provided in cages in any of the above locations as long as the cages are in an
enclosed and dry area.
OPTION 2
The additional storage space may be provided as an individual closet adjacent to, or
within the unit, and be accessed from the hallway directly outside the unit, or from the
interior of the unit. The space will Not be counted toward the minimum dwelling unit
floor area required by IH, or as otherwise indicated in a Colorado Housing and Finance
Authority’s (CHFA) Tax Credit Application, funding application, or annexation agreement.
If provided interior to the unit, an effort should be made to locate the space near an
exterior door so the stored items can be easily accessed by the tenant.
OPTION 3
The additional storage space may be provided by enlarging the interior closet spaces.
The enlarged closet space will be counted as additional storage only after all other interior
closet storage space requirements have been met. The additional storage provided by
enlarging required closets will Not count toward the minimum dwelling unit floor area
required by IH, or as otherwise indicated in a Colorado Housing and Finance Authority’s
(CHFA) Tax Credit Application, funding application, or annexation agreement.
15 STORAGE6
FINISHES & FIXTURES
COUNTERTOPS
• Countertop surfaces shall be constructed of new, durable materials
• Countertops should require minimal maintenance and upkeep
FLOORING
• New carpet, wood, tile, vinyl, or linoleum floors must be provided in each
unit
• Water-resistant, durable flooring is required in all kitchens, bathrooms,
laundry rooms, and/or other spaces that will be exposed to moisture
WINDOWS & COVERINGS
• Window coverings and/or shades must be installed on every window
• Drapes/blinds/shades, and/or curtains are acceptable and must be operable
• The window covering will allow the maximum amount of natural light into the
space and still maintain privacy
• In first floor units where the interior of the unit is visible from an exterior
public area, the window covering must function to maintain privacy while,
to the extent possible, allowing natural light enter the room. For example,
top-down bottom-up shades and blinds, or two-tier curtains - both provide
privacy and light
NOISE MITIGATION
• In developments where affordable units are proposed to face roadways and
streets with a speed limit exceeding 35 mph, and/or train tracks are located
within 100 yds, windows and doors exposed to these conditions are required
to meet a 32 stC (Sound Transmission Class) Rating for noise mitigation
• The City Manager may also require any affordable units to have central air
conditioning, or unit air conditioners installed where external noise could
potentially cause a disturbance, allowing the tenant the option of keeping
the windows closed at all times
7
16 177FINISHES & FIXTURES17
17
8
WASHERS & DRYERS
UNITS > 475 ft2
• Affordable units shall provide washing machines and dryers within each
unit unless otherwise required by Inclusionary Housing and/or stated in the
annexation or funding agreement
UNITS < 475 ft2
• Affordable units may provide a washer/dryer inside each individual unit or as
a common laundry area on-site, unless otherwise stated in an Inclusionary
Housing annexation or funding agreement
KITCHEN APPLIANCES
Refer to Section 5 - Kitchens, and Section 3 - Livability Matrix, for additional
kitchen appliance information and unit-specific requirements.
GARBAGE DISPOSALS
• Garbage disposals are required in for-sale affordable units
• Garbage disposals are not required in for-rent affordable units, although
providing them is encouraged and recommended
SMALL APPLIANCES
• Providing microwaves and/or other small appliances is optional
APPLIANCES & WARRANTIES
17
8
APPLIANCES & WARRANTIESwashing maChines and dryers lOCated inside a bedrOOm ClOset will be aCCepted Only if and when
the fOllOwing COnditiOns are met:
• plaCement Of w/d will nOt COUnt tOward the minimUm ClOset spaCe sqUare fOOtage
reqUirement, inClUding the spaCe OCCUpied by the applianCe dOOrs when they are in the
Open pOsitiOn
• CirCUlatiOn and aCCessibility mUst be maintained withOUt ObstrUCting aCCess tO w/d
• aCCessibility Of w/d mUst be maintained withOUt ObstrUCting aCCess tO the ClOset
APPLIANCE REQUIRED MIN.
WARRANTY (YEARS)
washing maChine 1
ClOthes dryer 1
refrigeratOr & freezer 1
dishwasher 1
Oven/stOve/range 1
hOt water/heating Unit 5
air COnditiOner/COOling 5
flOOring 10
WARRANTIES
• All appliances provided in an affordable unit must be new, UL
(Underwriters Laboratories Standards for Safety) listed and approved, and
of sound quality at the time of installation
• Although not required, Energy Star rated appliances are encouraged
• All appliances are required to come with a warranty that covers the
appliance for the minimum term listed in Table 8.1 below:
table 8.1
APPLIANCES & WARRANTIES8.1 18
HEATING
• Mechanical heating units caNNot not be located on any patio or deck used to
meet open space requirements, or interior of the unit in a way that reduces
the minimum required floor area
• A 5-year minimum warranty is required on any new furnace, boiler or hot
water heater (Table 8.1)
COOLING
• Air conditioning units and/or other cooling methods/elements - such as
ceiling/door/attic fans, and evaporative coolers - must be provided and
installed as new appliances and supply any room that lacks cross-ventilation
• Cooling units may not be located on any patio or deck used to meet open
space requirements, or interior of the unit in a way that reduces the minimum
required floor area
• A 5-year minimum warranty on the compressor, condenser and evaporator
coils is required when installing air conditioning units (Table 8.1)
MECHANICAL9
18 19
9
MECHANICAL
City of Boulder
DEPARTMENT OF HOUSING & HUMAN SERVICES
1300 CanyOn blvd | bOUlder, CO 80306 | 303-441-3157
BOULDERCOLORADO.GOV
20