HomeMy WebLinkAboutDRB150004_DRB cover letter- 1-19-2015_1423842120.pdf
Members of The Town of Vail Design Review Board
c/o Warren Campbell
Town of Vail Community Development Department
75 S. Frontage Road West
Vail, Colorado
19 January 2015
Members of the Board,
Please find attached the DRB application for an addition and remodel at 355 Forest Road, secondary
unit.
Zoning Data:
Zone District: Primary/Secondary (PS)
Lot description: Lot 1, Block 2, Vail Village Third filing, parcel A
Parcel no: 2101-071-13-043
Lot size: .48 acres = 20,909 SF
Allowable GRFA for entire lot:
46 SF per 100 SF of lot area up to 10,000 SF: 46 x 10,000/100 = 4,600.0 SF
38 SF per 100 SF of lot area between 10,000 and 15,000 SF: 38 x 5,000/100 = 1,900.0 SF
13 SF per 100 SF of lot area between 15,000 and 30,000 SF: 13 x 5909/100 = 768.2 SF
Total allowable: 7,268.2 SF
Allocation of GRFA per Town Code Section 12-6D-8:
Primary side: 60% of allowable = 4,360.9 SF
Secondary side: 40% of allowable = 2,907.3 SF
Allowable site coverage per Town Code Section 12-6D-9:
20% of lot area: .2 x 20,909 = 4,181.8 SF
As proposed: 4,168.4 SF
Unused site coverage 13.4 SF
Setbacks:
Front: 20’-0”
Sides and Rear: 15’-0”
Per Town Code Section 14-10-4, elevated decks may encroach into setbacks 5’ -0”
Height:
Allowable height for sloped roofs: 33’-0”
Garage credit:
Up to 600 SF per unit
DRB application for 355 Forest Road- 19 January 2015
Page 2
Existing GRFA at Primary Unit (Parcel B):
Lower level: 1508
Living level: 1693
Upper level: 672
Garage over 600 SF: 25
Ceilings over 16’: 351
Total GRFA (no changes): 4,249 SF (4361 allowable)
Note that GRFA calcs above are per the original design drawings and other resources provided by the
Applicant- I do not have access to the residence to verify existing conditions.
Existing GRFA at Secondary Unit (Parcel A):
Lower level: 1004*
Living level: 1081
Upper level: 515
Total GRFA (existing) 2600 (2907 allowable)
*Note that the basement deduction has not been calculated or applied to the number given for the
existing plan.
This application proposes to increase the GRFA for Parcel A up to the max allowed and will use the
Basement credit as allowed by Section 12-15-3 of the Vail Town Code. Per the attached drawings
showing the walls that are below grade, 41% of the lower level floor area, as calculated for both sides of
the duplex per the Code, is deducted from the GRFA on the lower level. The garage credit of 481.9 SF
remains unchanged from the existing condition.
Proposed GRFA calcs:
Lower level: 1667.5 SF
Living level: 1146.0 SF
Upper/Entry/Garage level: 1259.3 SF
Less 41% basement credit: -683.7 SF
Less garage credit: -481.9 SF
Total GRFA (proposed): 2907.2 SF (2907.3 allowable)
The application proposes a new transverse roof that is 1’-8” above the existing ridge line and running
roughly parallel to the pre-existing grades on the site. The proposed height of this new ridge, subject to
field verification, will be approx 32’-0” above the pre-existing grade.
This application increases the site coverage tojust shy of the 20% maximum allowable for the duplex.
There is no change being proposed to the number of parking spaces as there are at least 3 spaces
existing (one in the garage and two out front in the drive). The existing area of the secondary unit is
already above 2,000 SF and will remain less than 4,000 SF with the proposed modifications.
No changes are being proposed for the landscaping; the site is well developed with mature landscape
elements, features and materials. Only one or two Aspen trees are proposed to be removed. They will
be replaced as the Owner feels is necessary to maintain his privacy.
DRB application for 355 Forest Road- 19 January 2015
Page 3
In terms of the proposed exterior materials, all materials except the following are proposed to match the
existing:
1. The Owner desires more transparent guardrails. A design that has 3x6 cedar top rails and
clear finished hot rolled steel bar pickets and bottom rail is being proposed. Railing posts will
be 6x6 cedar.
2. The Owner desires to get away from the green window trim and windows. The windows are
proposed to be standard medium bronze and the trim color is proposed to be a translucent
Sikkens stain which is intended to give the wood a medium mahogany finish tending more to
the brown tones than the red. (Fascias will remain green as currently exists.)
As the two sides of the duplex are well separated in both elevation and offsets these proposed
differences should not be visible form any public vantage point.
New exterior decks on the north side are proposed to be snowmelted and the wear surface will be
Telluride Gold thin stone.
Thank you for your time,
Henry Pratt
GPSL Architects