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Home My WebLink AboutMaster Permit.COACH RD.0079.2018.ARBKAspen Development Services Memo To: Bob Narracci, From: ASPEN DEVELOPMENT SERVICES, LLC CLAUDE SALTER 210 S Galena Street, Suite 31 Aspen, CO 81611 970-309-7955 Aspendevelopmentservices@gmail.com cc: Date: 01.07.2019 Re: 110 Coach Road permit 0079.2018.ARBK Subdivision: Stage Road PD Lot: 7 Parcel Number: 273502303007 ZONE DISTRICT: AH/PD New SFR Documents used for review include but are not limited to: Ordinance No. 6, Series of 2005 Supplement to the Final Plat of Stage Road PD, Book 92 P1 Plat, reception #563657 Insubstantial PD Amendment August 10, 2010, reception #584100 Insubstantial PD Amendment September with regard to crawls space and terraces 23, 2013 Insubstantial PD Amendment Building Envelope, reception #645286 Zone 4 Architects, LLC comments / responses in blue. *Per our 01/09/2018 meeting (Z4A + Claude Salter), Z4A has addressed the items that Claude felt still required a response: #4, #6 (& #9), #8, and #11. Z4A has also provided updated information on items that were addressed during the meeting for CoA reference. 1. Sheet A200a FAR: Please add grid lines and explain the loggia at deck 523.50 vs roof overhang A202 Sheet A200a now includes grid lines for your review. *Please reference Jen Phalen’s email dated 05/19/2016 in regards to the loggia question below the cantilevered office. 02/14/2019 2 2. RDS not applied to development in the PD Required Approval of Design Review Board for PD prior to permit issuance: please provide the letter and the accompanying plans (at a minimum FA sheets, height, site plan) which were approved by the Design Review Board for Stage Road/ Bar‐X PD. Documents provided by Zone Architects from the original Double Bar X Architectural Control Committee (ACC) review / approval (located in “Original ACC Approval” folder) and the revised review / approval (ADU transition to Detached Guest Quarters located in the “Revised ACC Approval” folder) have been provided. The RDS exemption form has also been included. 3. Sheet A103a Site Section (4) and sheet A103b: Maroon Creek View plane: viewpoint from the canyon shall be represented at a 6’ height. See First Supplement to the Final Plat of Stage Road PD, Book 92 P1 Plat, reception #563657, sheet 14 Work with architect to verify the 6’ height requirement. Insubstantial PD Amendment August 10, 2010, reception #584100, section 6: View planes, review in conjunction with architect. This document requires a surveyor to analysis and establish the view plane. And to have a surveyor or engineer provide verification. A 6’ dimension has been added to section 01/A103a where the view line / plane initiates at the PUD Boundary. The additional two elevations that determine the view line / plane angel at Lot 7 (found at sheet 14 of the First Supplement to the Final Plat) have been highlighted for clarity. 4. Maroon Creek View plane PUD Control Document, Development and Vested Rights Agreement, reception # 515890 02/14/2019 3 See #3 above. 5. Design approval from Architectural Control committee: provide the approval with the permit set or indicate the location of the approval. Documents provided by Zone Architects from the original Double Bar X Architectural Control Committee (ACC) review / approval (located in “Original ACC Approval” folder) and the revised review / approval (ADU transition to Detached Guest Quarters located in the “Revised ACC Approval” folder) have been provided. The RDS exemption form has also been included. 6. Landscaping: look at L2.02 Insubstantial PD Amendment August 10, 2010, reception #584100 02/14/2019 4 The CMP has been updated to illustrate staging conformance with the Insubstantial PD Amendment, reception #584100. 7. ADU: 1,000 or the requirement to build and ADU may be exempted with the purchase and extinguishment of a TDR from Pitkin County or by a payment‐in‐lieu in the same manner as the payment‐in‐lieu for floor area increases. The TDRs are established under the Pitkin County Land Use Code, from sending sites located within the upper portion of the Roaring Fork Valley (lands that drain through the Roaring Fork River at Gerbazdale. Please provide verification about the sending site of the TDR. I have provided email communication with Ben Anderson and Suzanne Wolff that confirms that the TDR in‐hand by the owner is from an approved receiver site. 8. Sheet A103C and Section A5.02 detail 1 sheet A304a and A304b Roof Plan Sheet A401a, A401b, A402, A403a, A403b, A404, A405, A406 The PD has a height limit of 30’, measured from existing grade to the highest point of the structure. Thank you for providing a height table. Please provide perimeter measurements and roof over topography 15’ from the perimeter. I have revised sheet A103c. Per our discussion: I enlarged all text, included a dimension between Grid ‘6’ and Grid ‘3’, and provided a “Most Restrictive Points” box for easy reference. The height of the crawl for the stand along guest room appears too high, see sheet A406 detail; 04. And Sheet A506 addition of the floor structure makes the crawl 4’? (RESOLVED) Top of Crawl F.F. = 84’‐3” The bottom of the lower level floor joists are 3’‐11 3/8” above the crawl F.F. The joists are 11 7/8” tall per structural. The sub floor is ¾” tall plywood. The finish floor buildup is 3” tall equaling the lower level F.F. elevation= 89’‐6” Sheet A506: please provide detail for “structural Fill” The “structural fill” is per the typical slab on grade requirements as noted on the structural drawing A/S2.060. I have revised my note to refer to this accordingly. How does the solar work with the height limitation? Height pursuant Ordinance No. 6 (Series of 2005), reception #513680 Section I, Dimensional Requirements chart states: The solar panels will lay flat on the sloped roofs with the top of the panel surface no more than 4.5” above the roof surface, therefore, the panels will not penetrate the height limit. The outline of the solar panels in section have been depicted on sheets A502 + A504. 02/14/2019 5 PUD Control Document, Development and Vested Rights Agreement, reception # 515890 1.2 30‐foot height limitation The height of buildings, measured as the vertical distance from undisturbed grade to the highest point on the building, must not exceed 30 feet. It's that simple ‐ if you imagine the shape of the surface of the ground where you are going to build, and then lift that shape 30 feet vertically in the air, it becomes a surface that nothing on the building can penetrate, not even chimneys, plumbing vents or antennae. 1.3 one third up‐ two thirds down No more than one third of the total above grade square footage of a house may be on an upper floor, and the balance must be on the first floor. This will help give a generally low horizontal emphasis to houses, reducing visual impacts. This doesn't prevent owners from building a very tall single story space like a great room, it just keeps the bulk of the useable floor area close to the ground where it is easier to screen out the sight of neighbors' houses. Again, we must emphasize that these mandatory rules are made for the mutual benefit of homeowners and the protection of the property values they create by their construction. 9. Please provide details for Staging consistent with Insubstantial PD Amendment August 10, 2010, reception #584100 02/14/2019 6 The CMP has been updated to illustrate staging conformance with the Insubstantial PD Amendment, reception #584100. 10. Impact Fees: Parks: Park Development Impact Fees shall be assessed at the time of building permit issuance based on the current code in place at the time. TDM/Air Quality: Applicant paid $20,000 cash‐in‐lieu to mitigate for Transportation Management/PM 10 Mitigation. This fee shall be exempt for 25 years. School Lands Dedication: Based on old Code which counted bedrooms. The amount already established. See PD Control Document Section 2.2.7. For Lot 7, 5+ bedrooms the fee is $8,136.64 Affordable Housing: Mitigation for affordable housing was provided through the provision of land for Burlingame Ranch AH project. 11. Outdoor Lighting: PUD Control Document, Development and Vested Rights Agreement, reception # 515890 No linear lights and no up lights; please amend the plan accordingly. 02/14/2019 7 Revised lighting documents have been provided. All linear and up lighting fixtures have been eliminated and / or replaced with recessed downlighting. 02/14/2019