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HomeMy WebLinkAboutFile Documents.395 Thunderbowl Ln.0153.2017 (12).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: 12.5.2017 To: David Johnston Email: David@djarchitects.com Phone: 970-925-3444 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: Address: 395 Thunderbowl Lane Permit Number: 0153.2017.ARBK Owner’s Name: ASPEN EXTREME LLC Zone District: R-30/PD 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. If you have any questions specifically regarding the comments below, please feel free to contact me directly. If you have questions regarding the status of other review agencies' comments, the status of your permit in the queue, or general permitting questions, please contact your Permit Coordinator. (See above for phone numbers.) IMPORTANT NOTE: 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 begin 1/16/18 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. updating 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 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 Sheet Z.01 Zoning Summary: • The proposed floor area is stated at 9,495 square feet. Please add gross in the column for proposed gross and apply the exemptions so the floor area is consistent with the allowed floor area of 5,500. RESPONSE: The chart has been revised to show the correct FAR and now includes the gross sq ft areas • Please add a row for the roof overhang and count the overage in the floor area. See topic below on sheet Z.04 RESPONSE: A chart showing Roof overhangs has been added to sheet Sheet Z.02 Site and Landscaping Plan: • The activity envelope may have retaining walls. Please indicate where the Hight of the walls is provided. Veneer, patio areas, exterior stairways, site walls and roof overhang are projection beyond the building envelope. Please adjust these elements to be entirely contained in the building envelope. RESPONSE: Sheet Z.02 has been revised to show retaining wall heights RESPONSE: Veneer, Patio walls, exterior stairs, site walls and overhang projections have been brought into the building envelope. See Z.02 • Include site and retaining wall location and height. RESPONSE: Sheet Z.02 has been revised to show retaining wall locations and heights • Provide detail of permanent amenities, such as spa, fire pit, pools, etc. RESPONSE: No Permanent amenities such as spa, fire pit, pools etc are proposed in this permit application. • Provide a chart for the elements which are close to the envelope for the ZCV policy. RESPONSE: see new sheet “Z.08 – Chart for Elements Close to Building Envelope” • Verify the depth of the subgrade development does not exceed 20 ( this PD has a 20’ depth limitation) and meets the language in the current COA (city of aspen) LUC (land use code) across the entire foot print of the structure. City LUC language: 1/16/18 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. RESPONSE: see new sheet “Z.07 - Topography Over Lower Level” shows the depth from Accepted Grade and Finished grades to T.O. Plywood at Lower Level. A step in the floor level has been added to conform to 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. • Please indicate compliance with subgrade soil retention such as permanent micropiles, soil nails and drainages infrastructure. The language in the PD guide about Activity Envelope does not allow for development such as dry wells nor soil nails. The current civil sheets are not in compliance. The language does allow for grading and landscaping. This may afford design opportunities for drainage to meet Engineering’s requirements. RESPONSE: See attached “Memo Feasibility of Shoring Options” which indicates a pending shoring design which will be kept within the building envelope. Final shoring design to be submitted prior to permit issuance. Sheet Z.03 Floor Area Diagrams and Calculation: • Please remove the window well in the lower level which does not service a bedroom. below, see the subgrade exemption language. RESPONSE: Window Well has been removed from Design • Lower level floor area diagram: 1/16/18 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. • Please indicate the sheet number which illustrates compliance for crawl space. RESPONSE: Crawl Space Plan has been added to sheet Z.03 with note indicating that crawl space meets 5’6” ht restriction for exemption from FAR. • The basement appears in section Sheet A-5.1, A-5.2, A-5.3 to be below to the natural grade per the language in the paragraph below.. RESPONSE: Basement is exempt up to 4000 SF because is below Natural Grade, No action required • Main Level Floor Area: provide deck number once deck has been brought into the building envelope. The plan is not accurately calculating deck at the main level. RESPONSE: Deck has been revised so that it is within Building Envelope. Note that deck is within 30” of grade and , therefore exempt from FAR calculations Sheet Z.04 Overhangs: • Please note, all overhangs in excess of 10’ count once the 10’ measurement has been exceed, even if the total allowance has not been exceeded. RESPONSE: Sheet Z.04 has been revised to show overhangs in excess of 10’-0” from exterior wall. Z.01 Summary sheet has also been revised. • The overhang at the garage is not shown. RESPONSE: The Trellis at the Garage has been added and Sq Ft area have been added to overhang calculations. • Please amend floor area chart and this sheet to illustrate the amount of overhang beyond 10’. See AH PS Guide, section IV Definitions, Flor Area for R-15, R-30 and AH Zones, b. Roof overhangs and decks. RESPONSE: Sheet Z.04 has been revised to show overhangs in excess of 10’-0” from exterior walls. Overhang Calcs have been revised and Overhang information has been added to Summary Sheet Z.01 Sheet Z.05 Height over Topography: • Height: In the Aspen Highlands PD height is established from Accepted Grade illustrated on sheet L-204 and L-205 Grading Plans (Book 46, Page 75). The survey you have provided reasonably resembles the topography depicted on L-204. The survey (drawn by TSS on 711/2017 shall be considered Accepted Grade for this project. No Action required • Thank you for the height charts. Please verify the starting point for height is based on either the Accepted Grade or the finished grade whichever is more restrictive. More points will be required for perimeter verification. RESPONSE: Height labels have been revised to “Accepted” and “Finished” • Elevations and drop-down lines to the most restrictive grade are required, label the natural and finished grade Response: Drop down lines have been shown on elevations at most restrictive grades. See Sheets A4.1- A4.5 • The chart shall also list exceptions to height pursuant County Ordinance. No Action required 1/16/18 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. • Please indicate the location of the exception for solar panels. RESPONSE: There are no solar panels proposed in permit application. • Zoning Compliance Verification Policy will be required for verification of height and building built within the envelope for this project. Attached, please find the Policy. RESPONSE: Zoning Compliance Verification Policy is signed and has been submitted in pdf format. See Aspen Highlands PD Guide IV. Definitions page 2, Accepted Grade Height Calculation Methodology for AHV: The height methodology shall pursuant Pitkin County Code in effect on June 1, 1993, Ordinance No. 6 (Series of 1990). And 1/16/18 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. In General: Impact Fees: to be calculated by Zoning Officer ZEO to review outdoor lighting ZCV policy sheets : • Height sheets: to be determined • Survey by TSS dated 7/11/2017 and site plan Z.02 Provide detail of the kitchenette in the basement Response: Kitchenette has been renamed “Wet Bar”. There is a sink and a dishwasher. No Cooking Appliances or provisions for such are proposed in permit application. May need more information to verify subgrade exemption. Response: Lower Level Plan with overlay of ‘Accepted’ and ‘Proposed’ grades verifying maximum 20’ depth from existing and proposed grades to finish floor at Lower level has been provided. See Sheet Z.07. 1/16/18 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. 1/16/18