HomeMy WebLinkAbout135 W Francis_Zoning Comments_09.16
MEMORANDUM
TO: Sarah Yoon
FROM: Sophie Varga, Zoning Enforcement Officer
DATE: 09/16/2021
RE: 135 W Francis – LPA 21-016
Please see the residential zoning checklist for a list of what should be shown on the
zoning summary sheet, site plans, demolition calculations, floor area calculations,
roof plans, and elevations. The checklist can be found here:
https://www.cityofaspen.com/280/Documents-and-Permits. Examples of the sheets
can also be found on this page.
1. Please update Attachment 3 to the Land Use Packet, Dimensional
Requirements Form, to accurately represent the proposed varied setbacks.
2. Please provide a zoning summary sheet. Please provide a table showing the
Net Lot Area calculation.
3. Site Plans – Plan Sheets: A.1.01, A.1.02
a. Existing: show roofline/roof eaves.
b. Proposed:
i. Show roofline/roof eaves
ii. The outline of the addition is unclear. Please increase the
weight of the lines showing the addition.
iii. The topographic lines shown on the proposed site plan are
those of the natural grade. The proposed topography should
be shown on the proposed site plan.
iv. Dimension any proposed projections into the setback. The land
use application requests a variance for egress wells in the
setback. Please be sure to dimension those.
4. Floor Area Calculations – Plan Sheets: A.1.05 - A.1.07.
a. Existing:
i. It appears that a sheet of existing FA Calculations is missing.
Subgrade wall exposure and the table is missing.
ii. Lower level: the entry way counts towards the deck allotment.
The stairs to the basement also count towards deck.
iii. Main level: show the exterior porches and decks. If it is exempt
space, note why - the covered West entry steps are exempt
per the front porch exemption, the back deck is exempt
because it is within 6” of grade (I believe), etc. Please provide
photos of the southern deck.
iv. Upper level:
1. No method of entry is shown for the North or South sides
of the space. How do you get up to these spaces?
Please show the stairs and count any landings towards
floor area.
2. Provide a dimensioned section specific to the floor area
sheet showing what areas have thirty vertical inches or
less between the finished floor level and the finished
ceiling.
b. Proposed: sheet A.1.07 is also provided as sheet A.1.03. I believe A.1.03
is an error; please only provide one of these sheets.
i. Main Level: The stairs adjacent to the garage are not shaded.
Please confirm they are counted towards floor area.
ii. Upper Level: Provide a dimensioned section specific to the floor
area sheet showing what areas have thirty vertical inches or
less between the finished floor level and the finished ceiling.
iii. Rooftop Deck Level: The top-most interior level of the vertical
circulation (stairs) is exempt from floor area calculations.
5. Please provide a height over topography sheet.
6. Please provide demolition calculations.
7. Elevations – Plan Sheets: A.3.01- A.3.04
a. Please show natural and finished grade.
b. Please see zoning checklist for other requirements.
c. The garage door appears partially subgrade.
d. If the pitch of the southern portion of the historic structure is 8:12 or
greater the chimney may not extend above the highest ridge of the
structure by more than required by adopted building codes or as
otherwise approved by the Chief Building Official to accommodate
safe venting (26.575.020.F(4)a)
This memorandum summarizes major items. Zoning would request to review the
updated plans prior to floor area benefits being granted.
A variety of other requirements may be necessary for building permit submittal and
zoning review.