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Members of the Town of Vail Design Review Board
Town of Vail Community Development Department
75 S. Frontage Road West
Vail, Colorado
27 December 2016
Members of the Board,
Please find attached the DRB application for changes to approved plans to an addition and remodel at
355 Forest Road, secondary unit (parcel A). The changes come as a result of value engineering and
interior layout changes requested by the Owner. At this point the proposed GRFA has actually
decreased from the previous approval. Site coverage has dropped as well.
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: 4,114.7 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
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 • Vail, CO 81657 • tel: 970.476.1 147
info@gpslarchitects.com • www.gpslarchitects.com
DRB application for 355 Forest Road- 27 December 2016
Page 2
This application proposes to decrease the GRFA below the max allowed. Basement credit is based on
the latest interpretation approved by the Council. Per the attached drawings showing the walls that are
below grade, 41% of the lower level floor area is deducted from the GRFA. The garage credit of 481.9
SF remains unchanged from the existing condition/approved plans.
Proposed GRFA calcs:
Lower level: 1678.8 SF
Living level: 1184.5 SF
Upper/Entry/Garage level: 1195.8 SF
Less 41.0% basement credit: -688.3 SF
Less garage credit: -481.9 SF
Total GRFA(proposed): 2888.9 SF (2907.3 allowable)
The following changes are being proposed:
1. The previously approved new high roof has been deleted.
2. The two existing west side roof dormers are being joined to create one dormer.
3. The previously proposed entry roof now extends the full depth of the house and will be joined to
the existing roofs with shallow slope crickets.
4. All previously approved stone veneer has been deleted. Walls will remain stucco.
5. The existing stone veneer at the battered pilaster at the SW corner of the house will be
removed and the pilaster extended on the west side. Finish will be stucco to match the
existing.
6. The size of the exterior decks on lower and living levels have been scaled back significantly.
7. GRFA has been removed from the master bedroom on the upper level and moved to other
locations in the house: including to the lower level west side bedrooms and the kitchen on the
mid level.
8. Window sizes have been increased where possible to allow more light into the house. Some
proposed new windows (garage north and south) have been deleted and the existing windows
will remain. Window locations changed to reflect the changes to the interior layout.
9. The entry door has been set back into the house by an additional 1' and the entry roof supports
changed from posts on stone bases to timber brackets coming off the house.
No changes from the previously approved plans are being proposed for the landscaping; the site is well
developed with mature landscape elements, features and materials.
Thank you for your time,
Henry Pratt
GPSL Architects
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com