HomeMy WebLinkAboutDRB16-0541_narrative_1481669640.pdf •
. /.
aim . 1
Design Review Board
Town of Vail Community Development Department
Town of Vail
75 South Frontage Road
Vail,CO 81657
December 12, 2016
Re: DRB submittal for 5111 Black Bear Lane; Lot 1, Block 2, Gore Creek Subdivision
To the DRB,
Please find attached the plans, elevations,renderings,etc for proposed modifications to the residence at 5111 Black
Bear Lane in east Vail. It is an existing single family residence with an EHU on a two family lot. Except for a single
egress window well,the existing basement is completely buried. The proposed addition adds approximately 200 SF of
GRFA as one-story infill between the existing Living room and Dining room wings where a raised outdoor deck currently
sits. This new space will serve as a dining area and family room with new direct vent gas fireplace tucked under the
existing second floor overhang.
A new, much larger, heated stone paver patio is proposed east of the living and dining rooms and will extend into the
front and side setbacks. In order to be accessible,this patio needs to be at the floor level of the house which makes it
as much as 5'above the existing grades. It will provide space for outdoor dining and a fire pit. Extending around the
house from both "ends"of the patio will be unheated concrete paver pathways that will provide an accessible route to
the mudroom (south)and to the Owner's flower garden and small water feature on the Northwest side of the house.
The residual ground between the paths and the house will become new flower gardens.
I have calculated the existing and proposed GRFA for the 12,022 sf lot. With the proposed modifications,the house will
remain well under the allowable GRFA. Site coverage is also well below the allowable. The calculation drawing sheets
are attached hereto.
The scope of the proposed modifications:
1. Infill the existing east side patio to create new interior space.
2. Create a new accessible patio and pathways.
All colors,detailing and materials,etc will match existing and to the extent possible,we will reuse materials salvaged
from the demolition.
More Detailed discussion of proposed scope items
The Owner's family has expanded with the arrival of a new generation. While the number of bedrooms in the house is
adequate for now,there is a need for more shared family space, both indoors and out.
There is a significant amount of allowable GRFA and site coverage available. The area between the existing living room
and dining room,currently an outdoor deck that is partially covered by the floor above, provides a way to connect and
expand these spaces with little or no impact on the overall bulk and mass of the house. This one story infill will also
provide the opportunity for a private sun deck off the upstairs master. (The primary master is on the ground level for
reasons of accessibility.)
GPSL ARCHITECTS , P . C .
9 . . FrotUoge Road West. Suite 230 * Vail, CO 81657 ■ lel: 970.476.1147
info gpslarchifects,com ■ www.gpslarchitects.com
DRB application for 5111 Black Bear-12 December 2016
Page 2
1. Balcony finish will be heated stone pavers and the new guard will be the existing guard from below,extended
and modified as necessary to fit.
2. In addition to the expanded family spaces being proposed,the Owner is looking to add an accessible heated
patio on the east side of the house to replace the one being removed. This patio will extend into the setbacks
on the east and north sides of the house and will be characterized by the"notch"at the North east apex.
Because the patio has to be accessible from the house,the patio elevation will vary from near to existing
grade at the south end to almost 5'above grade at the north east corner. Adding to the apparent wall height
will be an 18"high raised seat/wall at the patio perimeter. Even though the patio support walls will be well
screened from the neighbor and the street by the existing bushes,we are proposing to raise the finish grade
as much as possible around the patio perimeter. As a result,the maximum wall height of approx.6'-10"at the
outside corners of the"notch"will quickly drop to 5' or less.
3. The Owner is also requesting that unheated concrete paver(to match existing)pathways be allowed to extend
from the corners of the patio. To the south the pathway will be close to existing grade and will connect to the
existing mudroom between the garage and kitchen. To the north and west,the pathway will ramp down to
grade at a slope of 1:10 and wrap around the house to provide access to the Owners'flower garden and water
feature. These proposed pathways will also require handrails for their entire length. Again,we are proposing
to bring grade up along the pathways to eliminate the need for guards.
Thank you for your consideration of this application. If you have any questions,feel free to call me.
Than s,
Henry Pratt
GPSL Architects