HomeMy WebLinkAboutDRB16-0323 Narrative.pdf •
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Design Review Board
Town of Vail Community Development Department
Town of Vail
75 South Frontage Road
Vail, CO 81657
August 8,2016
Re: DRB submittal for 1195 Vail Valley Drive: Lot 14, Block 6,Vail Village 7th filing
To the DRB,
Please find attached the plans and elevations for the proposed modifications to the Johnson Residence at 1195 Vail
Valley Drive. It is a single family residence on a two family lot. No basement. The Owners would like to add GRFA in
the form of bedrooms, bathrooms and an elevator to the existing house in order to accommodate a new generation of
family. I have calculated the existing and proposed GRFA for the 23,479 sf lot. With the proposed modifications,the
house will remain well under t4 allowable GRFA. Site coverage is almost at the limit but only the proposed elevator
adds to the number and`even ' h this addition,we are still under the allowable. The calculation sheet is attached
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hereto. i' ° IiE
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• The scope of the proposed rico ifications:
1. Raise the roof of the existing south garage in order to add a bedroom floor above the garage.
2. Add an elevator on the south side of the house.
All colors,detailing and materials will match existing and to the extent possible,we will reuse materials salvaged from
the demolition.
More Detailed discussion of proposed scope items
1. The Owner's family has expanded with the arrival of the next generation. They need more bedrooms and
bathrooms. There is a significant amount of allowable GRFA available to expand the house but very little
site coverage left. This requires that any expansion of the house fit within the existing footprint. The
existing south garage has ceilings above 16'in places and is connected directly to the house at the first
and second floors. By raising the roof and punching through the second story wall,we can create enough
ceiling height to add a second level that is accessible from the main living level of the house. The space
over the garage is large enough to accommodate two bunkrooms and associated bathroms.
2. The two driving factors in how far we need to raise the south garage roof are:an interior spring point high
enough to allow operable windows and the need to tie the garage roof fascias into the existing roof
fascias of the main house. As a result the garage roof needs to be raised a little more than 8'. With
approval of this application,all garage ceilings in excess of 16'will be gone.
3. The existing connection from the house to the garage and the new hallway connecting the proposed
bunkrooms to the main level of the house also provides a convenient location for a residential elevator
that can service both levels. It fits neatly into an existing notch in the south side of the house and adds
only slightly to the total site coverage.
Gwathmey Pratt Schultz Liiidall Architects , P. C .
1000 $oath Pronrcrge Road West, Steal.? 102 • Vuil, Cola-odo a1657 • tel; 970.476, 1 147 `ox; 9/0.,176, 1612
inloCrilgpsloicnil [:ts.con ■ www,gpsiorchitects.com
4. The 2012 modifications to the north garage also reconfigured the parking to provide a total of 3 covered
spaces and two exterior spaces for a total of 5 spaces. Section 12-10-10 of the Vail Town Code requires 5
spaces for a dwelling in excess of 5500 SF. Please note that a total of 5 covered garage credits are
available to this property(single family gets 4 plus one for the type ii EHU-there is full time occupancy of
the on-site EHU).
5. We looking at the possibility of raising the existing roof intact up to the new height. If this is not feasible,
a new roof would match the construction and material of the existing superinsulated slate roof. All new
walls,windows and detailing would match existing.
This proposal provides the easiest and most expedient way to add GRFA to the existing house with minimal additional
site coverage and impact to the neighborhood. If you have any questions,feel free to call me.
Thanks
/-11/
Henry