HomeMy WebLinkAboutFile Documents.110 Coach Rd.0079.2018.ARBK Aspen 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(a�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 (	),#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. RECEIVED
02/14/2019
ASPEN
BUILDING DEPARTMENT
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
1.C.5 Free Market Lots. Maroon Creek Viewplane
Construction on the free market lots shall not impact the"Maroon Creek Viewplane'
as depicted on Exhibit B The purpose of the Maroon Creek Viewplane is to ensure
that no rooms, decks, or %ghting create an adverse visual impact as viewed from the
floor of the Maroon Creek Canyon in the area below each home site The General
Declaration of Covenants, Conditions and Restnctions to be imposed upon the free
market lots shall :ndude a covenant restriction requiring, prior to construction on any
such lot, a site specrflc analysis by a certif!ed surveyor or engineer demonstrating that
the proposed construction does not impact the Maroon Creek Viewplane. The City of
Aspen shall be a beneficiary of this covenant
RECEWED
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ASPEN
BUILDING DEPARTMENT
2.1.2.5.4 Free Market Lots: Maroon Creek Viewplane
Construction on the Free Market Lots 7. 8, 9, 10. and 11 shall not impact the "Ma-
roon Creek Viewplane" as depicted on the Plat. The purpose of the Maroon Creek
Viewplane is to ensure that no rooms, decks, or lighting constructed on these Free
Market I ots located above the Maroon Creek Canyon create an adverse visual
impact when viewed from the floor of the Maroon Creek Canyon and to a height of
six (6)feet above such floor in the area below each such Free Market dwelling unit.
The Declaration of Architectural Restrictions for Stage Road Subdivision includes
a covenant prohibiting construction which encroaches within said viewplane and
the City of Aspen and the owner of I of 3 of the Harvey Subdiivision or the future
holder of a conservation easement on Lot 3, if such easement is granted in the
future, shall be a beneficiary of this covenant. The covenant shall require that prior
to construction on any such lot, a site specific analysis by a certified surveyor or
engineer demonstrating that the proposed construction, does not impact the Ma-
roon Creek Viewplane as established on Sheet 6 of the Final PUD Plan.
See#3 above.
5. Design approval from Architectural Control committee: provide the approval with the permit set
or indicate the location of the approval.
2.4.2 Design Guidelines
The Design Regulations attached at Exhibit DR-1 shall govern the development within
Stage Road PUD are in lieu of the Residential Design Standards of Chapter 26.410 of
the Aspen Land Use Code. The Design Regulations may be amended as provided for
by them, subject to the approval of the City, which approval shall not be unreasonably
withheld or delayed. The Architectural Control Committee established by the Declara-
tion of Architectural Restrictions for Stage Road Subdivision shall ensure that the Design
Regulations are enforced. Notwithstanding the foregoing, the imposition of any design
guidelines applicable to Lot C shall be determined in conjunction with an SPA plan and
PUD amendment process for the development of said lot.
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
4. I.andccaping Urban landscaping shall be permitted within 100 feet of the perimeter of a
building, when the building is located within a building envelope. Urban landscaping
shall not he permitted along Maroon Creek below the "Top of Slope"as identified by the
C'ity Engineer. Urban landscaping shall not be permitted within five feet of an
agricultural easement. Also, urban landscaping shall not be permitted within 15 feet of a
RECEIVED
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ASPEN
BUILDING DEPARTMENT
lot boundary without the express permission,from the subdivision's Architectural Control
Committee.
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 ' /8" above the crawl F.F.
The joists arc 11 7/8" tall per structural.
The sub floor is 3/"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. RECEIVED
4 02/14/2019
ASPEN
BUILDING DEPARTMENT
VIA Davis PITKIN COUNTY CO R 96.00 0 0,00
Dimensional Requirements
Two (2)parking spaces for each single-family
Minimum Of Street Parking Spaces residence and one space for each ADU.
Setbacks for Ranch Manager Lot 15 feet on south, cast,west sides, 5 feet on north.
25 feet, measured to the highest point of the
Height for Ranch Manager Lot structure
Minimum Front Yard Setback Per Approved Building Envelopes on final plat
Minimum Side Yard Setback Pcr Approved Building Envelopes on final plat
Minimum Rear Yard Per Approved Building Envelopes on final plat
30 feet. measured from existing grade to the
_Maximum Height. highest point of the structure
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 RECEIVED
5 02/14/2019
ASPEN
BUILDING DEPARTMENT
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.
2.4.6 Exterior Lighting
All exterior lighting within Stage Road PUD shall comply with the Design Regulations at-
tached at Exhibit DR-1, provided however, to the extent that the City's lighting standards
set forth at Section 26.575.150 of the Code are more restrictive, as they are in effect from
time to time, the more restrictive provision shall be given effect, and shall be adopted into
the Design Regulations by the Architectural Control Committee and enforced by the As-
sociation.
RECEIVED
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ASPEN
BUILDING DEPARTMENT
surface and not nominating railings,balustrades,
or walls
12 5 No exterior light source shall exceed a
strategy 12: Ong of 60 watts Outdoor htng with HID IV
sources in excess of 50 watts shall be prohrbAed
limit exterior lights Co °� ant lamps Oat not exceed 9
watts
An outdoor lighting p'an must be submitted in 12 6 Landscape lighting is limited to 35 watts per
conjunction with applications and chat provide all fixture per 150 square feel of landscaped area. Up
the decal required by this Section lighting is prohblled as a landscapeg element
12 1 All outdoor lighting shall be fully shielded and 12.7 Security lights shall not be visible from
only direct light vertically downward adoinng tots. roads or driveways and must be
controlled by a motion sensor activated only by
12 2 Outdoor lighting shall be mounted no more motion within the Owner's property.
than 8 feet rn height above the surface rt illuminates
In no sitwton shall light intensity exceed 8 foot- 12 8 Photocell controlled lights shall be allowed
candles measured 3 feet above grade only at the dnveway entrance or in critical common
areas shall be compact fluorescent to eliminate
12 3 All windows s^all be fined with tartans or excess oonsumpton of e'ectriolty. and. except
binds capable o'preventing mtenor lighting from at the driveway entrance, shall be automabcal y
spilling outside after era k turned oft at 11 OOPM.
12.1 L ghtng on above grade decks a balcones 12 9 No light trespass at any property line is
is allowed only it illuminating the deck a balcony allowed
Revised lighting documents have been provided. All linear and up lighting fixtures have been eliminated
and/or replaced with recessed downlighting.
RECEIVED
02/14/2019
7
ASPEN
BUILDING DEPARTMENT