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Home My WebLink AboutFile Documents.287 McSkimming Rd.0044.2018 (2).ARBK The permit processing time is stopped on this review and will not begin again until all issues from all review agencies are addressed and the corrections are approved for resubmittal. At that time, your resubmittal will re-placed in the queue with other permits being processed. Sent via e-mail Date: 08/01/2017 09/05/2017 – HB Comments in Red after subsequent comment To: Vivian Hsu Email: vivian@henrybuilt.com Phone: 646.880.6769 From: Claude Salter, Zoning Officer, City of Aspen Phone 970/429-2752, Fax 970/920-5439, Claude.Salter@cityofaspen.com Permit Coordinators: Ben Chase 970-429-2763 Project Name: 287 MCSKIMMING RD. PARTNERS LLC Address: 287 McSkimming Permit Number: 0073.2017.ARBK Owner’s Name: 287 MCSKIMMING RD. PARTNERS LLC Zone District: R-15B These design documents have been reviewed for conformance with the Land Use Code as adopted and amended by the City of Aspen. All referenced code sections are from the City of Aspen Land Use Code unless noted otherwise. You can find a copy of all adopted codes on our website. The attached comments must be addressed. Please revise and redraw the plans to clearly respond to the attached comments. Plan corrections cannot be made on the blueprints (i.e., red-lined). All changes must be made to the originals prior to making prints. Revised drawings must clearly show code compliance. In addition, please resubmit this comment letter with your written response to each comment. Your response should indicate which detail or specification page shows the required information. Responses such as “will comply with code” are not adequate. Finally, please provide both a physical copy and a digital file of your resubmission. The comment letter should be a Word document. Zoning plan check is only one part of the often complex process by which projects are reviewed for approval. These parts are interrelated and are sometimes conflicting. Because we are issuing these first review round comments prior to the time that all review agencies have completed their work, you are receiving incomplete comments from the City as a whole. It is ultimately the applicant’s responsibility to respond to the requirements of ALL review agencies. If you choose to beginupdating plans and responding to comments prior to receiving feedback from ALL review agencies, you assume any and all risks associated with needing to adjust, update, modify, or otherwise redo your work. When you have received and addressed ALL items from ALL review agencies, please call 970-920- 5090 to schedule a required appointment for re-submittal with your Permit Coordinator. You will 09/26/201709/26/2017 The permit processing time is stopped on this review and will not begin again until all issues from all review agencies are addressed and the corrections are approved for resubmittal. At that time, your resubmittal will re-placed in the queue with other permits being processed. be required to bring a copy of this letter, along with ALL other staff comment letters, with ALL responses and required documentation. If all items listed have not been addressed, the resubmittal will be deemed incomplete, and will not be accepted. ZONING PLAN REVIEW COMMENTS AND CORRECTIONS 1. Survey by Divide Creek states allowable floor area at 3,898, this is acceptable. Survey by Souris Engineering: states lot size at .813 acres, 35,414 square feet and amount of road easement (deducted from gross lot area) is 2,370.7 square feet which yields a net lot size of 33,043.58 and floor are difference of 3.72 square feet. Updated Survey with engineer's stamp provided. Survey (4th sheet in set) 2. Sheet Z005.00 Site Plan  Provide detail of boulders proposed for the side yard. The landscape sheet does not have the detail. Limitations of 30” in height. See Landscape drawing for boulder specification. L0-01  Please provide detail of eve overhang at garage in front yard, or provide the sheet name where the detail may be seen. The extent of overhang is limited to 18”. Typical roof overhang is 8.5" See Wall Section 1/A410  A/C units appear to be in the setback, sheet A‐200 does not provide setback information. Please verify the location of the units, is it in the setback or not? AC units are not located in the setback. See updated Site Plan  Outdoor lighting sheet E001.00 – E102.00: please provide comprehensive outdoor lighting plan. There lacks information about lighting at patios, spas, stairs, etc. the lighting legend on sheet E‐ 102 needs to correspond to cut sheets. Light fixtures E‐1 and E‐2 wall sconces are the fully shielded; solid at the top? - Comprehensive landscape lighting plan is located on L6-01. Exterior Building Lighting is indicated on E101.00 - Landscape Lighting specifications are located on E002.00 - Key Description is updated as "Architectural Lighting Key" on E100-E102 - E1 and E2 Fixtures are exterior downlights, fully shielded at the top. They do not throw light up  Fences in the front yard state 42” but appear to be compliant on only one side. Fences are measured from finished grade and shall not exceed 42” Please confirm. What is the material of the fences? (2) Fences @ Front yard have been taken out of the scope  Height of wall at shower walls, please verify Wall is wood fence that is 6'-0" above finish grade. See Architectural plan A101. 3. Sheet Z‐006 Zoning Summary  Please update the floor area once the subgrade calculations have been amended. Zoning summary has been updated. 09/26/201709/26/2017 The permit processing time is stopped on this review and will not begin again until all issues from all review agencies are addressed and the corrections are approved for resubmittal. At that time, your resubmittal will re-placed in the queue with other permits being processed. 4. Sheet Z‐007.00 Floor Area Calculations:  Subgrade wall segments, include exposed totals in one column. The both contribute to the exposed total. See section 26.575.020(D)(8) Subgrade areas  http://www.aspenpitkin.com/Portals/0/docs/City/clerk/municode/coaspent26‐500.pdf  Amend the floor area totals as needed on several sheets Subgrade wall segments have been dimensioned and labeled to clarify how area take offs taken for floor area calculations 5. Sheet Z‐008.00 Floor Area Calculations  The patios that are exempt may not be connected to the features which are not exempt. See Section 26.575.020 (B): Limitations. For example the deck/fire pit at 93.5 square feet is not exempt, if it is connected to the exempt patio the two areas are considered one feature and counted in deck‐exemption. Use the link to read the section. Please provide a detail that illustrates the separation of features. There is a separation between the firepit and the deck of 4". See Landscape Plan L0-01 6. Sheet A‐2103 roof and sheet A200‐A‐201 Elevations.  Please review section 26.575.020(F) Measuring Building Heights, use the link provided.  Please provide perimeter measurements as well as roof over topography (these points are 15’ in from the perimeter height points.  Provide a height chart with numbered points. Height is taken from the most restrictive of natural or finished grade. Please label the lines which represent grade (and as you have done with subgrade, use different line weights). - Z006 was updated to include a Height over Topography Chart that includes numbered points that correspond with A103 Roof Plan - A200's Exterior Elevations are updated to indicate both natural and proposed topography, which one is considered more restrictive in regards to building height.  Include detail of sky in height calculation or alternatively, provide structural curb height information to meet the exception to height for skylights. See section 26.575.020(F)(5) Allowed Exceptions to Height Curb Height of Skylight Curb Height is 6" as is indicated on South Exterior Elevation. See 1/A200 7. In General:  Impact fees to be calculated by City pending changes to floor area. No action by Henrbybuilt.  Provide sheet which illustrates the project meets this section of Code, “Single‐family and duplex structures shall contain no more than one floor level below finished grade. A basement with a stepped floor is allowed. The finished floor level shall be no more than 15 feet below finished grade. A crawl space below the basement, compliant with the limitations of Section 26.575.020.D.3, shall be exempt from this depth limitation” See A200’s (exterior elevations) and A300’s sections for dimensions to show that the floor levels below grade comply with 15’ restriction. 09/26/201709/26/2017