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HomeMy WebLinkAboutDRB070656Design Review Board ACTION FORM TOWN ff V& Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2139 fax: 970.479.2452 web: www.vailgov.com Project Name: SC MOUNTAIN TOP NEW SFR DRB Number: DRB070656 Project Description: CONCEPTUAL REVIEW FOR THE SC MOUNTAIN TOP LLC NEW SFR Participants: OWNER SC MOUNTAIN TOP LLC 485 MADISON AVE 24 FL NEW YORK NY 10022 APPLICANT BERGLUND ARCHITECTS PO BOX 2378 EDWARDS CO 81632 License: 0000002069 ARCHITECT BERGLUND ARCHITECTS PO BOX 2378 EDWARDS CO 81632 License: 0000002069 Project Address: 1326 SPRADDLE CREEK DR VAIL 1326 SPRADDLE CREEK 11/12/2007 11/12/2007 Phone: 970-926-4301 11/12/2007 Phone: 970-926-4301 Location: Legal Description: Lot: 14 Block: Subdivision: SPRADDLE CREEK ESTATES Parcel Number: 2101-053-0101-3 Comments: Action: CONCEPT Conditions: BOARD/STAFF ACTION Cond:200 (PLAN): A conceptual review is NOT a Design Review Board approval. Cond: CON0009620 Monitored Fire Alarm System required and shall comply with NFPA 72 (2002 edition) and Town of Vail Standards. Cond: CON0009621 Fire Sprinkler System required and shall comply with NFPA 13 (2002 edition) and Town of Vail Standards. Planner: Nicole Peterson Conceptual Review Application for Design Revi TWO ff OVAU Department of Community Development 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2128 fax: 970.479.2452 web: www.vailgov.com General Information: All projects requiring design review must receive approval prior to submitting a building permit application. Please refer to the submittal requirements for the particular approval that is requested. An application for Design Review cannot be accepted until all required information is received by the Community Development Department. The project may also need to be reviewed by the Town Council and/or the Planning and Environmental Commission. Design review approval lapses unless a building permit is issued and construction commences within one year of the approval. of the Request: W 0 'nctvde ar AOO 11f r F ar ' •~c►kcr a ' • 1 a~L9 aaraoQ, 'rho yq 5F Ott Ave- 1. 200 5F 0("6k rim trdudr . r, a6ue C>:FICA,Suhr~n1#di ~cc~et~• t~.~T bvi'Ic~~r~ ; Location of the Proposal: Lot: I H ~ Block: Subdivision:. Sv" it Creek £s~n~S ~eU1~s1.~ Physical Address: IS2(o 5pro.d~le_ creek P. F G• Parcel No.: 2101-059-01015 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) zoning: W11S'de. 20s don \cd ViS;'~'' c~ - 50acgle Creek Name(s) of Owner(s): 'SC. mpun4ci To j?44 C/o Min oehl e/y 704 ReAd Core. Mailing Address: Owner(s) Signatu 48 Made v e 24 F or o 2 2. -Phone: 21 O re(s): t -44 Name of Applicant: 'NA^ of r Chi ~Je Mailing Address: 'P.O. &YL 23781 saWc"rck5. LO 81(032 Phone: 970 92Go 4301 E-mail Address: 6a5Lbe_ ~r .co Fax: 470 4?2Go /-l3Uq Type of Review and Fee: Signs Conceptual Review ❑ New Construction ❑ Addition ❑ Minor Alteration (multi-family/commercial) ❑ Minor Alteration (single-family/duplex) ❑ Changes to Approved Plans ❑ Separation Request $50 Plus $1.00 per square foot of total sign area. No Fee $650 For construction of a new building or demo/rebuild. $300 For an addition where square footage is added to any residential or commercial building (includes 250 additions & interior conversions). $250 For minor changes to buildings and site improvements, such as, re-roofing, painting, window additions, landscaping, fences and retaining walls, etc. $20 For minor changes to buildings and site improvements, such as, re-roofing, painting, window additions, landscaping, fences and retaining walls, etc. $20 For revisions to plans already approved by Planning Staff or the Design Review Board. No Fee For Office Use -Only: Fee Paid: Check No.: By: 5 DRB No.: 0 (a J Meeting Date: 7 Planner. Project No.: Sr w BERGLUND Architects, LLC TRANSMITTAL DATE November 12, 2007 TO Town of Vail Planning Department Department of Community Development 75 South Frontage Road Vail, CO 81657 970.479.2128 970.479.2452 Fax FROM Hans Berglund RE Lot 14 Spraddle Creek, 1326 Spraddle Creek Road, Vail - Conceptual Review Submittal, Submittal date 11-12-07 VIA Hand Delivery ENCLOSED (1) complete application including the tile report schedules A and B (3) 8.5 x 11 copies of the building envelope change request and a separate Spraddle Creek design principle summary for the design (3) Set of 2436 drawings including original survey, the proposed building envelope, site plan, landscape plan, area calculations, floor plans, roof plan, rendered elevations, 3d site views and sections with height calculations. COMMENTS We are submitting for conceptual review for the December 5th review meeting. Although we are only submitting for conceptual review, we have enclosed additional information so that we can receive feedback to incorporate into our Final submittal. The house footprint, existing envelope and proposed envelope have all been staked on the site. Concurrently, we have submitted a variance application to the Planning and Environmental Commission for a minor subdivision for a building envelope change for the December 10th meeting. The proposed envelope is the same size as the existing envelope but is proposed moved to the west and reconfigured into a more east west orientation to better work with the site topography. We have submitted for conceptual design review prior to the building envelope review so make sure the DRB is comfortable with the proposed design and house location. We have registered the project with the LEED residential pilot program. We are proposing a concealed hot water solar system under the copper roofing as well as some PV solar on the 4/12 shed roofs over the kitchen, the master bath and upper level meditation room. These roofs are not very visible. It will either be a laminate PV installed between the ridges of the standing seam copper roofing or PV panels installed with the top flush with copper roofing. This could potentially be the first LEED home in Vail. We have also submitted to Spraddle Creek Architectural control committee and will provide a copy of their review comments when we receive it. We should have it before the December 5th meeting. Thank you very much. Please call if you have any questions or if you need any additional information. Hans Berglund P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 TOWN OF VAKI CONCEPTUAL DESIGN REVIEW SUBMITTAL REQUIREMENTS GENERAL INFORMATION The conceptual review is intended to give the applicant a basic understanding of the compatibility of the proposal with the Town's Design Guidelines. The DRB does not vote on conceptual reviews. Complete applications must be submitted two (2) weeks prior to a scheduled DRB meeting. I. SUBMITTAL REQUIREMENTS L~ A conceptual site and landscape plan at a minimum scale of 1"=20' or larger; 51 Conceptual architectural elevations showing exterior materials and a description of the character of the proposed structure or structures; Completed DRB application form. ❑ Written approval from a condominium association, landlord and joint owner(if applicable). A/0\ II. PROCEDURE Upon receipt of an application for conceptual design review, the Department of Community Development shall review the submitted materials for general compliance with the appropriate requirements of the zoning code. If the proposal is in basic compliance with the zoning code requirements, the project shall be forwarded to the DRB for conceptual review. If the application is not generally in compliance with zoning code requirements, the application and submittal materials shall be returned to the applicant with a written explanation as to why the Community Development Department staff has found the project not to be in compliance with zoning code requirements. Once a complete application has been received, the DRB shall review the submitted conceptual review application and supporting material in order to determine whether or not the project generally complies with the design guidelines. The DRB does not vote on conceptual reviews. III. DESIGN REVIEW BOARD MEETING REQUIREMENTS For new construction and additions, the applicant must stake and tape the project site to indicate property lines, proposed buildings and building corners. All trees to be removed must be taped. The applicant must ensure that staking done during the winter is not buried by snow. All site tapings and staking must be completed prior to the day of the DRB meeting. The applicant, or their representative, shall be present at the Design Review Board Hearing. Applicants who fail to appear before the Design Review Board on their scheduled meeting date and who have not asked in advance that discussion on their item be postponed, will have their items removed from the DRB agenda until such time as the item has been republished. F:\cdev\FORMS\Permits\Planning\DRB\drb_conceptual_10-18-2006.doc Page 2 of 4 11/23/2005 BERGLUND Architects, LLC Description of the Proposed Lot 14 Building Envelope Change The owner of Lot 14 at Spraddle Creek Estates is proposing to move and reconfigure the existing building envelope. The property is undeveloped and the size of the envelope is not being changed. The existing building envelope is an approximate hexagon shape with uneven lengths and angles. It is approximately 150 feet in the southeast to northwest direction and 160 feet in the northeast to southwest direction. The existing envelope is located approximately 20 feet from the southeast property line bordering lot 15, 18.5 feet from the northeast property line bordering lot 12, approximately 73 feet at its closest point from the R.O.W. for Spraddle Creek Road bordering the southwest of the property and approximately 850 feet from the northwest property line. The southeast edge of the proposed envelope has moved approximately 30 to 45 feet to the northwest, so that the distance to the southeast property line bordering lot 15 is approximately 53 feet at the closest point and 80 feet at its farthest point. The northeast edge of the proposed envelope has moved approximately 16 feet to the southwest, so that the distance to the northeast property line bordering lot 12 is approximately 35 feet at the closest point. The southwest edge of the proposed envelope has moved approximately 28 feet to the northeast, so that the distance from the R.O.W. for Spraddle Creek Road bordering the southwest of the property is approximately 100 feet at the closest point. The northwest edge of the envelope has moved approximately 120 feet to the northwest, but the distance to the northwest property line is still a significant distance of approximately 730 feet. For reference, the north edge of the building envelope at lot 7 is approximately 180 feet to the south and 50 feet lower in elevation than the southern edge of the proposed lot 14 envelope. The northeast edge of the building envelope at lot 6 is approximately 280 feet to the southwest and 125 feet lower in elevation than the southwest edge of the proposed lot 14 envelope and the northeast edge of the building envelope at lot 5 is approximately 320 feet to the west and 125 feet lower in elevation than the western edge of the proposed lot 14 envelope. Reasons for the Lot 14 Building Envelope Change per the Goals of the Spraddle Creek Design Guidelines and the Town of Vail Code The proposed Lot 14 building envelope change promotes harmony, reduces impact to views from adjacent homes and allows for an overall better design with less impacts to other properties than if the house was built within the existing envelope. Many of the site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines, as outlined below, would not be as successful, and some of them would not be possible, without the proposed building envelope change. Moving the building envelope on Lot 14 to the northwest and reconfiguring it to a more rectangular east-west orientation increases the separation between the building envelope and the adjacent homes to the northeast, east and south. It also allows the existing aspen grove at the east and southeast areas of the site to remain more intact. This proposed envelope change supports the Spraddle Creek Guidelines' intent to create privacy between homes, preserve view corridors for adjacent homes, preserve the natural land features and integrate homes into the natural surroundings. On page one, the Spraddle Creek Guidelines state, "The Residential Design Regulations are established to ensure that certain criteria and design disciplines will be in effect which will cause the development of the community to grow in as an integrated and compatible manner as possible... and to promote value, quality and harmony with all the development at Spraddle Creek." On page four of the Guidelines, the building envelope section states, "the purpose of the envelope is to... help ensure that structures blend in with the natural landscape rather than dominate it". Further, the building sitting section states, " No structure may be placed on its site in a manner that substantially impairs the view from any other lot". • This more east-west oriented building envelope also allows the house design to better respond to natural land forms by orienting parallel with the topography. This new orientation creates a Page 1 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adjustment Produced by Berglund Architects, 11-12-07 simple central rectangular massing with simple additive bedroom and caretaker wings thus reducing the scale of the home. The scale and form section of the Guidelines states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." Further, on page 4, the building sitting section states, "Buildings forms and massing shall respond to the site characteristics of slope and topography'. The building envelope change does not alter the intent of the Town of Vail Title 13 Subdivision Regulations Goals, "which is to protect the environment and in general to assist the orderly, efficient and integrated development of the Town." (13-1-2: Purpose) Nor does it change the parameters of the Spraddle Creek subdivision, since the proposed building envelope and site coverage size remain unchanged. The developed portion of the lot is also still within the developed area of the subdivision, since it is above the area of the existing large retaining wall for the road switchback below. As viewed from below, the valley floor or on the mountain, the proposed envelope is still in the general central area of the Spraddle Creek development with homes below on Lots 3, 4 and 5 extending significantly farther to the west. The home on Lot 5 extends approximately 500 feet farther to the west. The proposed envelope change does not have a more negative effect on the surrounding environment since there is still a very significant separation of approximately 730 feet between the edge of proposed envelope and the adjacent property to the west and approximately 200 feet to the forest service land to the north. Moving the envelope to the northwest allows vehicular access on the flatter portion of site to more closely follow grade, minimizing grading and increasing the distance and tree buffer between homes. This aligns with the Town of Vail Title 13 Subdivision Regulations Goals 13-1- 2: Specific Purposes which aims to "protect and conserve the value of buildings and improvements on the land" and "to achieve a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives". The minimized grading and increased distance and tree buffer between the homes will create a more harmonious and workable relationship between the homes. The more rectangular east-west envelope allows the house to orient parallel to the topography to reduce grading and take better advantage of solar orientation. It is proposed that the home will utilize a concealed hot water solar system throughout much of the east, south and west sloped roofs with some photovoltaic solar panels on the generally non-visible 4/12 sloped roofs over the kitchen and master wing. The Spraddle Creek Guidelines promote the use of passive and active solar design. The revised envelope creates a more linear massing per the guidelines which state on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". The more rectangular east-west envelope creates an overall lower massing that is oriented with the topography so that the house is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, further minimizing mass and scale. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. On page 13, the scale and form section of the Spraddle Creek Guidelines states, "the underlying rectilinear form should have the visual impression of 'growing' out of the site. This impression can be reinforced by following the natural contours of the site and portraying a strong, horizontally proportioned massive base." It also allows the garage to be built sub-grade on three sides with an auto court above the garage to minimize the visual impact of the garage and parking areas on the adjacent lots. Page 2of3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adjustment Produced by Berglund Architects, 11-12-07 With the proposed new envelope, grading outside of the envelope on the southern visible areas of site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted on any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with the Guidelines' three foot maximum height requirement with a minimum of two feet between walls. The improvement of the solar orientation for passive and active solar as well as the improved thermal performance by being buried into the hill on approximately 40% of the walls, due to the proposed envelope change, allows the home to be much "Greener". Combined with advanced spray foam super insulation in the walls / roof assemblies and a proposed geothermal heating and cooling system, the homes energy consumption will be substantially reduced compared to a more conventional design. We have registered the project with the U.S. Green Building Council LEED residential pilot program (Leadership in Energy and Environmental Design). We have hired Active Energies of Avon to begin design of the solar systems and assist with the LEED design. We have contracted with Colorado West Plumbing and Heating of Edwards Colorado for geothermal design and a test well. The home could potentially be the first LEED certified home in Vail. • The more rectangular east-west building envelope also allows for increased privacy between the required caretaker unit and the home. This creates a better quality of life for both the caretaker and the homeowner. The building envelope change enhances design options so that the caretaker unit can be above grade with great views, lots of light, private patio and still have direct access to a private garage space below. • There are many precedents of building envelope changes in Spraddle Creek, which demonstrate that in many cases the original envelopes were not the best solution for the site and home design. The previously approved building envelope changes have created better homes and promoted harmony between neighbors. If the building envelope is not adjusted, the home built on Lot 14 will have an overall greater impact to the site and neighbors. In order to incorporate a similar amount of allowable GFRA into the existing more concentrated envelope, the house will be predominantly three stories tall instead of two stories. Much less of the house will be cut into the hill and none of the roof will likely be buried, further increasing its visual impact. The house will not have nearly as good of a solar orientation and will not be able to utilize as much passive and active solar design. Due to a much less of a "Green" design potential, the home may not be able to achieve LEED certification. The landscape buffer between the adjacent homes will be significantly reduced since much of the existing aspen grove will be eliminated at the east and southeast portion of the lot. The closer proximity to the neighbors combined with the added height of the house will significantly impact the views and privacy of the adjacent homes. Overall, the resulting design would be less successful and harmonious for the neighbors. Page 3 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 BERGLUND Architects, LLC Lot 14 at Spraddle Creek - Design Principles The following is a summary of site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines. Many would not be as successful and some of them would not be possible without the proposed building envelope change: • The architecture of the home responds to natural land forms by orienting parallel with topography and stepping with the site to minimize site grading. This follows the recommendations of the building sitting section which states, "Buildings forms and massing shall respond to the site characteristics of slope and topography'. • The home's predominantly stone exterior, heavy timber detailing and brown patina copper roofing is compatible with surrounding natural landscape colors and adjacent homes. • Flatter areas of the site are used for vehicular access to minimize necessary grading. Additionally, the visual impact of the garage and parking areas are reduced by creating a guest auto court over a buried garage. • The design of the home follows the recommendations of the scale and form section of the Guidelines which states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." • The home is oriented with the topography so that it is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, and the garage to be buried on 3 sides. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. • The house's windows and outdoor spaces are concentrated on the southern exposure in response to the Guidelines' section that states on page 11, "Windows and doors on south facing exposures should promote interaction of indoor and outdoor spaces through use of large window openings to decks, balconies and courtyards" and again on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". • The house's predominant gable roof forms with 9/12 slope roofs with large overhangs of between 2 to 4 feet with secondary sheds roofs and dormers at 4/12 slope meet the guidelines roof slope and overhang requirements. • The brown patina copper roof meets the Guideline's goal of having natural materials with predominantly brown tones. • The home's design follows the Guidelines' goals of straightforward construction techniques with expression of structure, great attention to detail, substantial timber detailing and sense of permanence through durable natural materials. • Grading outside of the envelope on the southern areas of the site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted at any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with Guidelines' three foot maximum height with a minimum of two feet between walls. Page 1 of 1 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 ' ' r C 'Ak ,V 4ottidS~ r 4F'1 First American Heritage Title Company F/A, Making Transactions P--.1 Date: June 15, 2007 RE: Buyer/Borrower: To Be Determined Seller(s): SC Mountain Top, LLC Property Address: 1326 Spraddle Creek Rd Vail, CO 81657 Commitment Number: 615-HO172677-610-ETO We would like to thank you for choosing First American Heritage Title Company for your title insurance needs. Schedule/Tax Parcel Number: For all of your closing needs, your Escrow Officer is: Eagle Title Only: Please feel free to contact your closer at: (970) 328-5211, fax: (970) 328-5252, email: titlevault@fahtco.com, P.O. Box 1980 0050 Chambers Ave. # I Eagle, CO 81631. For all of your title and commitment needs, your Title Examiner is: Carl Barela. Please feel free to contact your examiner at: (970) 328-5211, fax: (970) 328-5252, email: cbarela@fahtco.com, P.O. Box 1980 0050 Chambers Ave. # I Eagle, CO 81631. Once again, thank you for your business, and please feel free to contact your Business Development Representative for a log-in and password to TitleVault our new on-line transaction management program. We look forward to serving all of your title needs. Sincerely, First American Heritage Title Company t I A POLICY-ISSUING AGENT OF FIRST AMERICAN TITLE INSURANCE COMPANY STANDARD COMMITMENT FOR TITLE INSURANCE ISSUED BY First American Heritage Title Company AS AGENT FOR First American Title Insurance Company INFORMATION The Title Insurance Commitment is a legal contract between you and the company. It is issued to show the basis on which we will issue a Title Insurance Policy to you. The Policy will insure you against certain risks to the land title, subject to the limitations shown in the Policy. The Company will give you a sample of the Policy form, if you ask. The Commitment is based on the land title as of the Commitment Date. Any changes in the land title or the transaction may affect the Commitment and the Policy. The Commitment is subject to its Requirements, Exceptions and Conditions. THIS INFORMATION IS NOT PART OF THE TITLE INSURANCE COMMITMENT. YOU SHOULD READ THE COMMITMENT VERY CAREFULLY. IF YOU HAVE ANY QUESTIONS ABOUT THE COMMITMENT PLEASE CONTACT THE ISSUING OFFICE. AGREEMENT TO ISSUE POLICY First American Title Insurance Company, referred to in this commitment as the Company, through its agent First American Heritage Title Company, referred to in this Agreement as the Agent, agrees to issue a policy to you according to the terms of this commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in the Commitment have not been met within six months after the Commitment date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The Exceptions in Schedule B-2. The Disclosures and Conditions contained in this Commitment. This Commitment is not valid without SCHEDULE A and Sections 1 and 2 of SCHEDULE B attached. First American Title Insurance Company ~y ~-~ZIE IMS"9 ~ O ~P By President ~v • `op P 0 B q'~-• Y Secretary C_ 0 G SEPTEMBER 2C, y 19W ` a / y~~AUFORN~P•! By / Countersigned CONDITIONS 1. DEFINITIONS (a) "Mortgage" means mortgage, deed of trust or other security instrument. (b) "Public Records" means title records that give constructive notice of matters affecting the title according to state law where the land is located. (c) "Land" means the land or condominium unit described in Schedule A and any improvements on the land which are real property. 2. LATER DEFECTS The Exceptions in Schedule B - Section 2 may be amended to show any defects, liens or encumbrances that appear for the first time in public records or are created or attached between the Commitment Date and the date on which all of the Requirements of Schedule B - Section 1 are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: ■ comply with the Requirements shown in Schedule B - Section I or ■ eliminate with our written consent any Exceptions shown in Schedule B - Section 2. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this Commitment and is subject to its terms. DISCLOSURES NOTICE TO PROSPECTIVE OWNERS (A STATEMENT MADE AS REQUIRED BY COLORADO INSURANCE REGULATION) GAP PROTECTION When this Company conducts the closing and is responsible for recording or filing the legal documents resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time of recording or filing. MECHANIC'S LIEN PROTECTION If you are a buyer of a single family residence you may request mechanic's lien coverage to be issued on your policy of insurance. If the property being purchased has not been the subject of construction, improvements or repair in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or repaired within six months prior to the date of this commitment, the requirements may involve disclosure of certain financial information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to the revision and approval of the Company. SPECIAL TAXING DISTRICT NOTICE (A Notice Given In Conformity With Section 10-11-122 C.R.S.) The subject land may be located in a special taxing district; a certificate of taxes due listing each taxing jurisdiction shall be obtained from the county treasurer or the county treasurer's authorized agent; and information regarding special districts and the boundaries of such districts may be obtained from the board of county commissioners, the county clerk and recorder, or the county assessor. PRIVACY PROMISE FOR CUSTOMERS We will not reveal nonpublic personal information to any external non-affiliated organization unless we have been authorized by the customer, or are required by law. CONSUMER DECLARATION STATEMENT This Commitment for Title Insurance may include a Schedule B exception reference to recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate. If such reference is made, there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property. The referenced mineral estate may include the right to enter and use the property without the surface owner's permission. You may be able to obtain title insurance coverage regarding any such referenced mineral estate severance and its effect upon your ownership. Ask your title company representative for assistance with this issue. 06/15/2007 10:10:05 AM cbl CBI First American Title Insurance Company COMMITMENT SCHEDULE A Commitment No: 615-HO172677-610-ETO 1. Effective Date: June 1, 2007 at 8:00 A.M. 2. Policy or policies to be issued: (a) Standard Owners Policy Proposed Insured: To Be Determined Commitment No.: 615-HO172677-610-ETO Policy Amount $TBD 3. Fee Simple interest in the land described in this Commitment is owned, at the Effective Date by: SC Mountain Top, LLC, a Delaware limited liability company 4. The land referred to in this Commitment is described as follows: See Attached Legal Description (for informational purposes only) 1326 Spraddle Creek Rd, Vail, CO 81657 PREMIUM: Owners Policy - TBD $375.00 06/15/2007 10:10:06 AM cbI CBI 06/15/2007 10:10:05 AM cb1 C131 Attached Legal Description Commitment No.: 615-HO172677-610-ETO Lot 14, First Amendment to Spraddle Creek Estates, according to the plat recorded September 3, 1993 in Book 618 at Page 664 and Second Amendment thereto recorded October 8, 1993 in Book 621 at Page 758, County of Eagle, State of Colorado 06/15/2007 10:10:05 AM 61 CB1 Form No. 1344-B1 (CO-88) ALTA Plain Language Commitment SCHEDULE B - Section 1 Requirements The following requirements must be met: Commitment No.: 615-HO172677-610-ETO Pay the agreed amounts for the interest in the land and/or for the mortgage to be insured. b. Pay us the premiums, fees and charges for the policy. C. Obtain a certificate of taxes due from the county treasurer or the county treasurer's authorized agent. d. The Affidavit and Indemnity signed by SC Mountain Top, LLC, a Delaware limited liability company and notarized. e. The following documents satisfactory to us must be signed, delivered and recorded. Warranty Deed sufficient to convey the fee simple estate or interest in the land described or referred to herein, to the Proposed Insured, Schedule A, Item 2 a. Recordation of Statement of Authority for SC Mountain Top, LLC, a Delaware limited liability company, evidencing the existence of the entity and authority of the person authorized to execute and deliver instruments affecting title to real property on behalf of the entity, and containing the other information required by CRS 38-30-172 and/or 38-30-108.5. Release of the Deed of Trust from Stonehenge Capital Corp., to the Public Trustee of Eagle County for the benefit of WestStar Bank to secure an indebtedness in the principal sum of $1,000,000.00, and any other amounts and/or obligations secured thereby, dated May 10, 1996 and recorded on June 25, 1996 at Reception Number 594234. Modifications in connection with said Deed of Trust recorded November 30, 1998 at Reception No. 677983 and April 12, 1999 at Reception No. 692297 and March 30, 2001 at Reception No. 753226 and April 3, 2003 at Reception No. 828840 and April 28, 2005 at Reception No. 913868. 4. Release of the Deed of Trust from SC Mountain Top, LLC, to the Public Trustee of Eagle County for the benefit of US Bank to secure an indebtedness in the principal sum of $1,500,000.00, and any other amounts and/or obligations secured thereby, dated February 10, 2007 and recorded on April 3, 2007 at Reception Number 200708575. NOTE: The item shown as No. 4 above appears to secure the payment of indebtedness under a LINE OF CREDIT account. This Commitment is subject to such further Exceptions and/or Requirements as may appear necessary when the name of the (Proposed Insured, Schedule A, Item 2a) has been disclosed. The following material, which may not necessarily be recorded, must be furnished to the Company to its satisfaction to-wit: Evidence that all assessments for common expenses due under the Declaration referred to as Item No. Exception(s) # for the Decs, of Schedule B, Section 2 have been paid. 06/15/2007 10:10:05 AM 61 CB1 Form No. 1344-B1 (CO-88) ALTA Plain Language Commitment SCHEDULE B - Section 1 Requirements (Continued) Commitment No.: 615-HO172677-610-ETO g. Compliance with the provisions of Section 39-14-102, Colorado Revised Statutes, requiring completion and filing of a Real Property Transfer Declaration. h. Evidence satisfactory to the Company of Compliance with an ordinance enacting a real estate transfer tax within the Town of Vail together with all amendments thereto. i. Evidence that current taxes and assessments have been paid. NOTE: This is automatically deleted upon fulfillment. NOTE: IF THE SALES PRICE OF THE SUBJECT PROPERTY EXCEEDS $100,000.00 THE SELLER SHALL BE REQUIRED TO COMPLY WITH THE DISCLOSURE OR WITHHOLDING PROVISIONS OF C.R.S. 39-22-604.5 (NONRESIDENT WITHHOLDING). 06/15/2007 10:10:05 AM cbl CBI Form No. 1344-132 (CO-88) ALTA Plain Language Commitment SCHEDULE B - Section 2 Exceptions Commitment No.: 615-HO172677-610-ETO Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction: Taxes and Assessments not certified to the Treasurer's Office. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. Easements, or claims of easements, not shown by public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the land would disclose, and which are not shown by the public records. 5. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. Any and all unpaid taxes, assessments and unredeemed tax sales. 7. The right of proprietor of a vein or lode to extract or remove his ore should the same be found to penetrate or intersect the premises thereby granted as reserved in United States patent recorded on July 11, 1899 in Book 48 at Page 475, and any and all assignments thereof or interest therein. Right of way for ditches and canals constructed by the authority of the United States, as reserved in United States Patent recorded on July 11, 1899 in Book 48 at Page 475. 9. Terms, conditions, provisions, agreements and obligations contained in the Easement recorded on March 11, 1993 in Book 603 at Page 890. 10. Terms, Conditions and Provisions of Easement as granted to the United States of America and the Town of Vail recorded April 5, 1993 in Book 605 at Page 532. 11. Easements, conditions, covenants, restrictions, reservations and notes on the recorded plat of Spraddle Creek Estates recorded May 28, 1993 in Book 610 at Page 213, First Amendment recorded September 3, 1993 in Book 618 at Page 664 and Second Amendment recorded October 8, 1993 in Book 621 at Page 758. 12. Covenants, conditions and restrictions, which do not include a forfeiture or reverter clause, set forth in the instrument recorded on November 10, 1993 in Book 624 at Page 528, which includes Residential Design Regulations and First Amendment recorded October 14, 1994 in Book 652 at Page 580 and Second Amendment recorded October 20, 1994 in Book 652 at Page 940 and re-recorded October 27, 1994 in Book 653 at Page 596 and Amendment recorded December 27, 1994 in Book 657 at Page 956 and Amendment to the Residential Design Regulation recorded June 15, 1994 in Book 642 at Page 902. Provisions regarding race, color, creed, and national origin, if any, are deleted. 13. Terms, conditions, provisions, agreements and obligations contained in the Trench, Conduit and Vault Agreement recorded on November 19, 1993 in Book 625 at Page 321. 06/15/2007 10:10:05 AM cbI CBI Commitment No.: 615-HO172677-610-ETO Form No. 1344-B2 (CO-88) ALTA Plain Language Commitment SCHEDULE B - Section 2 Exceptions (Continued) 14. Underground Right of Way Easement as granted to Holy Cross Electric Association, Inc., in instrument recorded November 19, 1993 in Book 625 at Page 320. BERGLUND Architects, LLC Description of the Proposed Lot 14 Building Envelope Change The owner of Lot 14 at Spraddle Creek Estates is proposing to move and reconfigure the existing building envelope. The property is undeveloped and the size of the envelope is not being changed. The existing building envelope is an approximate hexagon shape with uneven lengths and angles. It is approximately 150 feet in the southeast to northwest direction and 160 feet in the northeast to southwest direction. The existing envelope is located approximately 20 feet from the southeast property line bordering lot 15, 18.5 feet from the northeast property line bordering lot 12, approximately 73 feet at its closest point from the R.O.W. for Spraddle Creek Road bordering the southwest of the property and approximately 850 feet from the northwest property line. The southeast edge of the proposed envelope has moved approximately 30 to 45 feet to the northwest, so that the distance to the southeast property line bordering lot 15 is approximately 53 feet at the closest point and 80 feet at its farthest point. The northeast edge of the proposed envelope has moved approximately 16 feet to the southwest, so that the distance to the northeast property line bordering lot 12 is approximately 35 feet at the closest point. The southwest edge of the proposed envelope has moved approximately 28 feet to the northeast, so that the distance from the R.O.W. for Spraddle Creek Road bordering the southwest of the property is approximately 100 feet at the closest point. The northwest edge of the envelope has moved approximately 120 feet to the northwest, but the distance to the northwest property line is still a significant distance of approximately 730 feet. For reference, the north edge of the building envelope at lot 7 is approximately 180 feet to the south and 50 feet lower in elevation than the southern edge of the proposed lot 14 envelope. The northeast edge of the building envelope at lot 6 is approximately 280 feet to the southwest and 125 feet lower in elevation than the southwest edge of the proposed lot 14 envelope and the northeast edge of the building envelope at lot 5 is approximately 320 feet to the west and 125 feet lower in elevation than the western edge of the proposed lot 14 envelope. Reasons for the Lot 14 Building Envelope Change per the Goals of the Spraddle Creek Design Guidelines and the Town of Vail Code The proposed Lot 14 building envelope change promotes harmony, reduces impact to views from adjacent homes and allows for an overall better design with less impacts to other properties than if the house was built within the existing envelope. Many of the site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines, as outlined below, would not be as successful, and some of them would not be possible, without the proposed building envelope change. Moving the building envelope on Lot 14 to the northwest and reconfiguring it to a more rectangular east-west orientation increases the separation between the building envelope and the adjacent homes to the northeast, east and south. It also allows the existing aspen grove at the east and southeast areas of the site to remain more intact. This proposed envelope change supports the Spraddle Creek Guidelines' intent to create privacy between homes, preserve view corridors for adjacent homes, preserve the natural land features and integrate homes into the natural surroundings. On page one, the Spraddle Creek Guidelines state, "The Residential Design Regulations are established to ensure that certain criteria and design disciplines will be in effect which will cause the development of the community to grow in as an integrated and compatible manner as possible... and to promote value, quality and harmony with all the development at Spraddle Creek." On page four of the Guidelines, the building envelope section states, "the purpose of the envelope is to... help ensure that structures blend in with the natural landscape rather than dominate it". Further, the building sitting section states, " No structure may be placed on its site in a manner that substantially impairs the view from any other lot". • This more east-west oriented building envelope also allows the house design to better respond to natural land forms by orienting parallel with the topography. This new orientation creates a Page 1 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adjustment Produced by Berglund Architects, 11-12-07 simple central rectangular massing with simple additive bedroom and caretaker wings thus reducing the scale of the home. The scale and form section of the Guidelines states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." Further, on page 4, the building sitting section states, "Buildings forms and massing shall respond to the site characteristics of slope and topography". The building envelope change does not alter the intent of the Town of Vail Title 13 Subdivision Regulations Goals, "which is to protect the environment and in general to assist the orderly, efficient and integrated development of the Town." (13-1-2: Purpose) Nor does it change the parameters of the Spraddle Creek subdivision, since the proposed building envelope and site coverage size remain unchanged. The developed portion of the lot is also still within the developed area of the subdivision, since it is above the area of the existing large retaining wall for the road switchback below. As viewed from below, the valley floor or on the mountain, the proposed envelope is still in the general central area of the Spraddle Creek development with homes below on Lots 3, 4 and 5 extending significantly farther to the west. The home on Lot 5 extends approximately 500 feet farther to the west. The proposed envelope change does not have a more negative effect on the surrounding environment since there is still a very significant separation of approximately 730 feet between the edge of proposed envelope and the adjacent property to the west and approximately 200 feet to the forest service land to the north. Moving the envelope to the northwest allows vehicular access on the flatter portion of site to more closely follow grade, minimizing grading and increasing the distance and tree buffer between homes. This aligns with the Town of Vail Title 13 Subdivision Regulations Goals 13-1- 2: Specific Purposes which aims to "protect and conserve the value of buildings and improvements on the land" and "to achieve a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives". The minimized grading and increased distance and tree buffer between the homes will create a more harmonious and workable relationship between the homes. The more rectangular east-west envelope allows the house to orient parallel to the topography to reduce grading and take better advantage of solar orientation. It is proposed that the home will utilize a concealed hot water solar system throughout much of the east, south and west sloped roofs with some photovoltaic solar panels on the generally non-visible 4/12 sloped roofs over the kitchen and master wing. The Spraddle Creek Guidelines promote the use of passive and active solar design. The revised envelope creates a more linear massing per the guidelines which state on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". The more rectangular east-west envelope creates an overall lower massing that is oriented with the topography so that the house is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, further minimizing mass and scale. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. On page 13, the scale and form section of the Spraddle Creek Guidelines states, "the underlying rectilinear form should have the visual impression of 'growing' out of the site. This impression can be reinforced by following the natural contours of the site and portraying a strong, horizontally proportioned massive base." It also allows the garage to be built sub-grade on three sides with an auto court above the garage to minimize the visual impact of the garage and parking areas on the adjacent lots. Page 2 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adjustment Produced by Berglund Architects, 11-12-07 With the proposed new envelope, grading outside of the envelope on the southern visible areas of site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted on any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with the Guidelines' three foot maximum height requirement with a minimum of two feet between walls. The improvement of the solar orientation for passive and active solar as well as the improved thermal performance by being buried into the hill on approximately 40% of the walls, due to the proposed envelope change, allows the home to be much "Greener". Combined with advanced spray foam super insulation in the walls / roof assemblies and a proposed geothermal heating and cooling system, the homes energy consumption will be substantially reduced compared to a more conventional design. We have registered the project with the U.S. Green Building Council LEED residential pilot program (Leadership in Energy and Environmental Design). We have hired Active Energies of Avon to begin design of the solar systems and assist with the LEED design. We have contracted with Colorado West Plumbing and Heating of Edwards Colorado for geothermal design and a test well. The home could potentially be the first LEED certified home in Vail. • The more rectangular east-west building envelope also allows for increased privacy between the required caretaker unit and the home. This creates a better quality of life for both the caretaker and the homeowner. The building envelope change enhances design options so that the caretaker unit can be above grade with great views, lots of light, private patio and still have direct access to a private garage space below. • There are many precedents of building envelope changes in Spraddle Creek, which demonstrate that in many cases the original envelopes were not the best solution for the site and home design. The previously approved building envelope changes have created better homes and promoted harmony between neighbors. If the building envelope is not adjusted, the home built on Lot 14 will have an overall greater impact to the site and neighbors. In order to incorporate a similar amount of allowable GFRA into the existing more concentrated envelope, the house will be predominantly three stories tall instead of two stories. Much less of the house will be cut into the hill and none of the roof will likely be buried, further increasing its visual impact. The house will not have nearly as good of a solar orientation and will not be able to utilize as much passive and active solar design. Due to a much less of a "Green" design potential, the home may not be able to achieve LEED certification. The landscape buffer between the adjacent homes will be significantly reduced since much of the existing aspen grove will be eliminated at the east and southeast portion of the lot. The closer proximity to the neighbors combined with the added height of the house will significantly impact the views and privacy of the adjacent homes. Overall, the resulting design would be less successful and harmonious for the neighbors. Page 3 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 BERGLUND Architects, LLC Lot 14 at Spraddle Creek - Design Principles The following is a summary of site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines. Many would not be as successful and some of them would not be possible without the proposed building envelope change: • The architecture of the home responds to natural land forms by orienting parallel with topography and stepping with the site to minimize site grading. This follows the recommendations of the building sitting section which states, "Buildings forms and massing shall respond to the site characteristics of slope and topography". • The home's predominantly stone exterior, heavy timber detailing and brown patina copper roofing is compatible with surrounding natural landscape colors and adjacent homes. • Flatter areas of the site are used for vehicular access to minimize necessary grading. Additionally, the visual impact of the garage and parking areas are reduced by creating a guest auto court over a buried garage. • The design of the home follows the recommendations of the scale and form section of the Guidelines which states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." • The home is oriented with the topography so that it is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, and the garage to be buried on 3 sides. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. • The house's windows and outdoor spaces are concentrated on the southern exposure in response to the Guidelines' section that states on page 11, "Windows and doors on south facing exposures should promote interaction of indoor and outdoor spaces through use of large window openings to decks, balconies and courtyards" and again on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". • The house's predominant gable roof forms with 9/12 slope roofs with large overhangs of between 2 to 4 feet with secondary sheds roofs and dormers at 4/12 slope meet the guidelines roof slope and overhang requirements. • The brown patina copper roof meets the Guideline's goal of having natural materials with predominantly brown tones. • The home's design follows the Guidelines' goals of straightforward construction techniques with expression of structure, great attention to detail, substantial timber detailing and sense of permanence through durable natural materials. • Grading outside of the envelope on the southern areas of the site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted at any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with Guidelines' three foot maximum height with a minimum of two feet between walls. Page 1 of 1 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 BERGLUND Architects, LLC >r Description of the Proposed Lot 14 Building Envelope Change The owner of Lot 14 at Spraddle Creek Estates is proposing to move and reconfigure the existing building envelope. The property is undeveloped and the size of the envelope is not being changed. The existing building envelope is an approximate hexagon shape with uneven lengths and angles. It is approximately 150 feet in the southeast to northwest direction and 160 feet in the northeast to southwest direction. The existing envelope is located approximately 20 feet from the southeast property line bordering lot 15, 18.5 feet from the northeast property line bordering lot 12, approximately 73 feet at its closest point from the R.O.W. for Spraddle Creek Road bordering the southwest of the property and approximately 850 feet from the northwest property line. The southeast edge of the proposed envelope has moved approximately 30 to 45 feet to the northwest, so that the distance to the southeast property line bordering lot 15 is approximately 53 feet at the closest point and 80 feet at its farthest point. The northeast edge of the proposed envelope has moved approximately 16 feet to the southwest, so that the distance to the northeast property line bordering lot 12 is approximately 35 feet at the closest point. The southwest edge of the proposed envelope has moved approximately 28 feet to the northeast, so that the distance from the R.O.W. for Spraddle Creek Road bordering the southwest of the property is approximately 100 feet at the closest point. The northwest edge of the envelope has moved approximately 120 feet to the northwest, but the distance to the northwest property line is still a significant distance of approximately 730 feet. For reference, the north edge of the building envelope at lot 7 is approximately 180 feet to the south and 50 feet lower in elevation than the southern edge of the proposed lot 14 envelope. The northeast edge of the building envelope at lot 6 is approximately 280 feet to the southwest and 125 feet lower in elevation than the southwest edge of the proposed lot 14 envelope and the northeast edge of the building envelope at lot 5 is approximately 320 feet to the west and 125 feet lower in elevation than the western edge of the proposed lot 14 envelope. Reasons for the Lot 14 Building Envelope Change per the Goals of the Spraddle Creek Design Guidelines and the Town of Vail Code The proposed Lot 14 building envelope change promotes harmony, reduces impact to views from adjacent homes and allows for an overall better design with less impacts to other properties than if the house was built within the existing envelope. Many of the site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines, as outlined below, would not be as successful, and some of them would not be possible, without the proposed building envelope change. Moving the building envelope on Lot 14 to the northwest and reconfiguring it to a more rectangular east-west orientation increases the separation between the building envelope and the adjacent homes to the northeast, east and south. It also allows the existing aspen grove at the east and southeast areas of the site to remain more intact. This proposed envelope change supports the Spraddle Creek Guidelines' intent to create privacy between homes, preserve view corridors for adjacent homes, preserve the natural land features and integrate homes into the natural surroundings. On page one, the Spraddle Creek Guidelines state, "The Residential Design Regulations are established to ensure that certain criteria and design disciplines will be in effect which will cause the development of the community to grow in as an integrated and compatible manner as possible... and to promote value, quality and harmony with all the development at Spraddle Creek." On page four of the Guidelines, the building envelope section states, "the purpose of the envelope is to... help ensure that structures blend in with the natural landscape rather than dominate it". Further, the building sitting section states, " No structure may be placed on its site in a manner that substantially impairs the view from any other lot". • This more east-west oriented building envelope also allows the house design to better respond to natural land forms by orienting parallel with the topography. This new orientation creates a Page 1 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 y ^ Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adiustment Produced by Berglund Architects, 11-12-07 simple central rectangular massing with simple additive bedroom and caretaker wings thus reducing the scale of the home. The scale and form section of the Guidelines states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." Further, on page 4, the building sitting section states, "Buildings forms and massing shall respond to the site characteristics of slope and topography". The building envelope change does not alter the intent of the Town of Vail Title 13 Subdivision Regulations Goals, "which is to protect the environment and in general to assist the orderly, efficient and integrated development of the Town." (13-1-2: Purpose) Nor does it change the parameters of the Spraddle Creek subdivision, since the proposed building envelope and site coverage size remain unchanged. The developed portion of the lot is also still within the developed area of the subdivision, since it is above the area of the existing large retaining wall for the road switchback below. As viewed from below, the valley floor or on the mountain, the proposed envelope is still in the general central area of the Spraddle Creek development with homes below on Lots 3, 4 and 5 extending significantly farther to the west. The home on Lot 5 extends approximately 500 feet farther to the west. The proposed envelope change does not have a more negative effect on the surrounding environment since there is still a very significant separation of approximately 730 feet between the edge of proposed envelope and the adjacent property to the west and approximately 200 feet to the forest service land to the north. Moving the envelope to the northwest allows vehicular access on the flatter portion of site to more closely follow grade, minimizing grading and increasing the distance and tree buffer between homes. This aligns with the Town of Vail Title 13 Subdivision Regulations Goals 13-1- 2: Specific Purposes which aims to "protect and conserve the value of buildings and improvements on the land" and "to achieve a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives". The minimized grading and increased distance and tree buffer between the homes will create a more harmonious and workable relationship between the homes. The more rectangular east-west envelope allows the house to orient parallel to the topography to reduce grading and take better advantage of solar orientation. It is proposed that the home will utilize a concealed hot water solar system throughout much of the east, south and west sloped roofs with some photovoltaic solar panels on the generally non-visible 4/12 sloped roofs over the kitchen and master wing. The Spraddle Creek Guidelines promote the use of passive and active solar design. The revised envelope creates a more linear massing per the guidelines which state on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". The more rectangular east-west envelope creates an overall lower massing that is oriented with the topography so that the house is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, further minimizing mass and scale. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. On page 13, the scale and form section of the Spraddle Creek Guidelines states, "the underlying rectilinear form should have the visual impression of 'growing' out of the site. This impression can be reinforced by following the natural contours of the site and portraying a strong, horizontally proportioned massive base." It also allows the garage to be built sub-grade on three sides with an auto court above the garage to minimize the visual impact of the garage and parking areas on the adjacent lots. Page 2 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adjustment Produced by Berglund Architects, 11-12-07 With the proposed new envelope, grading outside of the envelope on the southern visible areas of site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted on any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with the Guidelines' three foot maximum height requirement with a minimum of two feet between walls. The improvement of the solar orientation for passive and active solar as well as the improved thermal performance by being buried into the hill on approximately 40% of the walls, due to the proposed envelope change, allows the home to be much "Greener". Combined with advanced spray foam super insulation in the walls / roof assemblies and a proposed geothermal heating and cooling system, the homes energy consumption will be substantially reduced compared to a more conventional design. We have registered the project with the U.S. Green Building Council LEED residential pilot program (Leadership in Energy and Environmental Design). We have hired Active Energies of Avon to begin design of the solar systems and assist with the LEED design. We have contracted with Colorado West Plumbing and Heating of Edwards Colorado for geothermal design and a test well. The home could potentially be the first LEED certified home in Vail. • The more rectangular east-west building envelope also allows for increased privacy between the required caretaker unit and the home. This creates a better quality of life for both the caretaker and the homeowner. The building envelope change enhances design options so that the caretaker unit can be above grade with great views, lots of light, private patio and still have direct access to a private garage space below. • There are many precedents of building envelope changes in Spraddle Creek, which demonstrate that in many cases the original envelopes were not the best solution for the site and home design. The previously approved building envelope changes have created better homes and promoted harmony between neighbors. If the building envelope is not adjusted, the home built on Lot 14 will have an overall greater impact to the site and neighbors. In order to incorporate a similar amount of allowable GFRA into the existing more concentrated envelope, the house will be predominantly three stories tall instead of two stories. Much less of the house will be cut into the hill and none of the roof will likely be buried, further increasing its visual impact. The house will not have nearly as good of a solar orientation and will not be able to utilize as much passive and active solar design. Due to a much less of a "Green" design potential, the home may not be able to achieve LEED certification. The landscape buffer between the adjacent homes will be significantly reduced since much of the existing aspen grove will be eliminated at the east and southeast portion of the lot. The closer proximity to the neighbors combined with the added height of the house will significantly impact the views and privacy of the adjacent homes. Overall, the resulting design would be less successful and harmonious for the neighbors. Page 3 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 BERGLUND Architects, LLC Lot 14 at Spraddle Creek - Design Principles The following is a summary of site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines. Many would not be as successful and some of them would not be possible without the proposed building envelope change: • The architecture of the home responds to natural land forms by orienting parallel with topography and stepping with the site to minimize site grading. This follows the recommendations of the building sitting section which states, "Buildings forms and massing shall respond to the site characteristics of slope and topography". • The home's predominantly stone exterior, heavy timber detailing and brown patina copper roofing is compatible with surrounding natural landscape colors and adjacent homes. • Flatter areas of the site are used for vehicular access to minimize necessary grading. Additionally, the visual impact of the garage and parking areas are reduced by creating a guest auto court over a buried garage. • The design of the home follows the recommendations of the scale and form section of the Guidelines which states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." • The home is oriented with the topography so that it is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, and the garage to be buried on 3 sides. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. • The house's windows and outdoor spaces are concentrated on the southern exposure in response to the Guidelines' section that states on page 11, "Windows and doors on south facing exposures should promote interaction of indoor and outdoor spaces through use of large window openings to decks, balconies and courtyards" and again on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". • The house's predominant gable roof forms with 9/12 slope roofs with large overhangs of between 2 to 4 feet with secondary sheds roofs and dormers at 4/12 slope meet the guidelines roof slope and overhang requirements. • The brown patina copper roof meets the Guideline's goal of having natural materials with predominantly brown tones. • The home's design follows the Guidelines' goals of straightforward construction techniques with expression of structure, great attention to detail, substantial timber detailing and sense of permanence through durable natural materials. • Grading outside of the envelope on the southern areas of the site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted at any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with Guidelines' three foot maximum height with a minimum of two feet between walls. Page 1 of 1 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 BERGLUND Architects, LLC Description of the Proposed Lot 14 Building Envelope Change The owner of Lot 14 at Spraddle Creek Estates is proposing to move and reconfigure the existing building envelope. The property is undeveloped and the size of the envelope is not being changed. The existing building envelope is an approximate hexagon shape with uneven lengths and angles. It is approximately 150 feet in the southeast to northwest direction and 160 feet in the northeast to southwest direction. The existing envelope is located approximately 20 feet from the southeast property line bordering lot 15, 18.5 feet from the northeast property line bordering lot 12, approximately 73 feet at its closest point from the R.O.W. for Spraddle Creek Road bordering the southwest of the property and approximately 850 feet from the northwest property line. The southeast edge of the proposed envelope has moved approximately 30 to 45 feet to the northwest, so that the distance to the southeast property line bordering lot 15 is approximately 53 feet at the closest point and 80 feet at its farthest point. The northeast edge of the proposed envelope has moved approximately 16 feet to the southwest, so that the distance to the northeast property line bordering lot 12 is approximately 35 feet at the closest point. The southwest edge of the proposed envelope has moved approximately 28 feet to the northeast, so that the distance from the R.O.W. for Spraddle Creek Road bordering the southwest of the property is approximately 100 feet at the closest point. The northwest edge of the envelope has moved approximately 120 feet to the northwest, but the distance to the northwest property line is still a significant distance of approximately 730 feet. For reference, the north edge of the building envelope at lot 7 is approximately 180 feet to the south and 50 feet lower in elevation than the southern edge of the proposed lot 14 envelope. The northeast edge of the building envelope at lot 6 is approximately 280 feet to the southwest and 125 feet lower in elevation than the southwest edge of the proposed lot 14 envelope and the northeast edge of the building envelope at lot 5 is approximately 320 feet to the west and 125 feet lower in elevation than the western edge of the proposed lot 14 envelope. Reasons for the Lot 14 Building Envelope Change per the Goals of the Spraddle Creek Design Guidelines and the Town of Vail Code The proposed Lot 14 building envelope change promotes harmony, reduces impact to views from adjacent homes and allows for an overall better design with less impacts to other properties than if the house was built within the existing envelope. Many of the site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines, as outlined below, would not be as successful, and some of them would not be possible, without the proposed building envelope change. Moving the building envelope on Lot 14 to the northwest and reconfiguring it to a more rectangular east-west orientation increases the separation between the building envelope and the adjacent homes to the northeast, east and south. It also allows the existing aspen grove at the east and southeast areas of the site to remain more intact. This proposed envelope change supports the Spraddle Creek Guidelines' intent to create privacy between homes, preserve view corridors for adjacent homes, preserve the natural land features and integrate homes into the natural surroundings. On page one, the Spraddle Creek Guidelines state, "The Residential Design Regulations are established to ensure that certain criteria and design disciplines will be in effect which will cause the development of the community to grow in as an integrated and compatible manner as possible... and to promote value, quality and harmony with all the development at Spraddle Creek." On page four of the Guidelines, the building envelope section states, "the purpose of the envelope is to... help ensure that structures blend in with the natural landscape rather than dominate it". Further, the building sitting section states, " No structure may be placed on its site in a manner that substantially impairs the view from any other lot". • This more east-west oriented building envelope also allows the house design to better respond to natural land forms by orienting parallel with the topography. This new orientation creates a Page 1 of 3 P.O. Box 2378, Edwards. CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adjustment Produced by Berglund Architects, 11-12-07 simple central rectangular massing with simple additive bedroom and caretaker wings thus reducing the scale of the home. The scale and form section of the Guidelines states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." Further, on page 4, the building sitting section states, "Buildings forms and massing shall respond to the site characteristics of slope and topography'. The building envelope change does not alter the intent of the Town of Vail Title 13 Subdivision Regulations Goals, "which is to protect the environment and in general to assist the orderly, efficient and integrated development of the Town." (13-1-2: Purpose) Nor does it change the parameters of the Spraddle Creek subdivision, since the proposed building envelope and site coverage size remain unchanged. The developed portion of the lot is also still within the developed area of the subdivision, since it is above the area of the existing large retaining wall for the road switchback below. As viewed from below, the valley floor or on the mountain, the proposed envelope is still in the general central area of the Spraddle Creek development with homes below on Lots 3, 4 and 5 extending significantly farther to the west. The home on Lot 5 extends approximately 500 feet farther to the west. The proposed envelope change does not have a more negative effect on the surrounding environment since there is still a very significant separation of approximately 730 feet between the edge of proposed envelope and the adjacent property to the west and approximately 200 feet to the forest service land to the north. Moving the envelope to the northwest allows vehicular access on the flatter portion of site to more closely follow grade, minimizing grading and increasing the distance and tree buffer between homes. This aligns with the Town of Vail Title 13 Subdivision Regulations Goals 13-1- 2: Specific Purposes which aims to "protect and conserve the value of buildings and improvements on the land" and "to achieve a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives". The minimized grading and increased distance and tree buffer between the homes will create a more harmonious and workable relationship between the homes. The more rectangular east-west envelope allows the house to orient parallel to the topography to reduce grading and take better advantage of solar orientation. It is proposed that the home will utilize a concealed hot water solar system throughout much of the east, south and west sloped roofs with some photovoltaic solar panels on the generally non-visible 4/12 sloped roofs over the kitchen and master wing. The Spraddle Creek Guidelines promote the use of passive and active solar design. The revised envelope creates a more linear massing per the guidelines which state on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". The more rectangular east-west envelope creates an overall lower massing that is oriented with the topography so that the house is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, further minimizing mass and scale. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. On page 13, the scale and form section of the Spraddle Creek Guidelines states, "the underlying rectilinear form should have the visual impression of'growing' out of the site. This impression can be reinforced by following the natural contours of the site and portraying a strong, horizontally proportioned massive base." It also allows the garage to be built sub-grade on three sides with an auto court above the garage to minimize the visual impact of the garage and parking areas on the adjacent lots. Page 2 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Lot 14 Spraddle Creek Estates, Reasons for Building Envelope Adjustment Produced by Berglund Architects, 11-12-07 With the proposed new envelope, grading outside of the envelope on the southern visible areas of site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted on any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with the Guidelines' three foot maximum height requirement with a minimum of two feet between walls. The improvement of the solar orientation for passive and active solar as well as the improved thermal performance by being buried into the hill on approximately 40% of the walls, due to the proposed envelope change, allows the home to be much "Greener". Combined with advanced spray foam super insulation in the walls / roof assemblies and a proposed geothermal heating and cooling system, the homes energy consumption will be substantially reduced compared to a more conventional design. We have registered the project with the U.S. Green Building Council LEED residential pilot program (Leadership in Energy and Environmental Design). We have hired Active Energies of Avon to begin design of the solar systems and assist with the LEED design. We have contracted with Colorado West Plumbing and Heating of Edwards Colorado for geothermal design and a test well. The home could potentially be the first LEED certified home in Vail. • The more rectangular east-west building envelope also allows for increased privacy between the required caretaker unit and the home. This creates a better quality of life for both the caretaker and the homeowner. The building envelope change enhances design options so that the caretaker unit can be above grade with great views, lots of light, private patio and still have direct access to a private garage space below. • There are many precedents of building envelope changes in Spraddle Creek, which demonstrate that in many cases the original envelopes were not the best solution for the site and home design. The previously approved building envelope changes have created better homes and promoted harmony between neighbors. If the building envelope is not adjusted, the home built on Lot 14 will have an overall greater impact to the site and neighbors. In order to incorporate a similar amount of allowable GFRA into the existing more concentrated envelope, the house will be predominantly three stories tall instead of two stories. Much less of the house will be cut into the hill and none of the roof will likely be buried, further increasing its visual impact. The house will not have nearly as good of a solar orientation and will not be able to utilize as much passive and active solar design. Due to a much less of a "Green" design potential, the home may not be able to achieve LEED certification. The landscape buffer between the adjacent homes will be significantly reduced since much of the existing aspen grove will be eliminated at the east and southeast portion of the lot. The closer proximity to the neighbors combined with the added height of the house will significantly impact the views and privacy of the adjacent homes. Overall, the resulting design would be less successful and harmonious for the neighbors. Page 3 of 3 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 BERGLUND Architects, LLC Lot 14 at Spraddle Creek - Design Principles The following is a summary of site and architectural design principles of the home that are derived from the Spraddle Creek Design Guidelines. Many would not be as successful and some of them would not be possible without the proposed building envelope change: • The architecture of the home responds to natural land forms by orienting parallel with topography and stepping with the site to minimize site grading. This follows the recommendations of the building sitting section which states, "Buildings forms and massing shall respond to the site characteristics of slope and topography". • The home's predominantly stone exterior, heavy timber detailing and brown patina copper roofing is compatible with surrounding natural landscape colors and adjacent homes. • Flatter areas of the site are used for vehicular access to minimize necessary grading. Additionally, the visual impact of the garage and parking areas are reduced by creating a guest auto court over a buried garage. • The design of the home follows the recommendations of the scale and form section of the Guidelines which states on page 13, "generally, residential buildings within Spraddle Creek should be based upon a central rectilinear massing with simple forms added to create scale, and to allow for the integration of the building with site's natural characteristics." • The home is oriented with the topography so that it is predominantly two stories with nearly the entire north wall of the home below grade. This allows several areas of the roof to be covered with native grasses, and the garage to be buried on 3 sides. This helps the design to follow the Spraddle Creek Guidelines goal of having the house grow out of the site. • The house's windows and outdoor spaces are concentrated on the southern exposure in response to the Guidelines' section that states on page 11, "Windows and doors on south facing exposures should promote interaction of indoor and outdoor spaces through use of large window openings to decks, balconies and courtyards" and again on page 11 that "Building layout and massing should embrace the predominantly expansive views towards Vail Mountain and the warm southern exposure". • The house's predominant gable roof forms with 9/12 slope roofs with large overhangs of between 2 to 4 feet with secondary sheds roofs and dormers at 4/12 slope meet the guidelines roof slope and overhang requirements. • The brown patina copper roof meets the Guideline's goal of having natural materials with predominantly brown tones. • The home's design follows the Guidelines' goals of straightforward construction techniques with expression of structure, great attention to detail, substantial timber detailing and sense of permanence through durable natural materials. • Grading outside of the envelope on the southern areas of the site is very minimal and integrated into the landscape design. Grading above the house on the north side is for drainage purposes only and will be concealed by the house. Significant new landscaping will be planted around house and enhanced native grasses will be planted at any disturbed areas. Site walls outside of the envelope for the garage and driveway will comply with Guidelines' three foot maximum height with a minimum of two feet between walls. Page 1 of 1 P.O. Box 2378, Edwards, CO 81632 Tel: 970 926-4301 fax: 970 926-4364 Design Review Board Hearing January 16, 2008 Oehl Residence - New Single-family Residence (1326 Spraddle Creek Road/Lot 14, Spraddle Creek Estates) Ron Oehl, represented by Berglund Architects (Hans Berglund), has submitted a Conceptual Review Application for a new Single-family dwelling, including an Employee Housing Unit, at 1326 Spraddle Creek Road. This item was heard at the December 5, 2007 Design Review Board meeting. The DRB identified the issue of separation under Section 14-10-6 below: 14-10-6: RESIDENTIAL DEVELOPMENT., A. The purpose of this section is to ensure that residential development be designed in a manner that creates an architecturally integrated structure with unified site development. r)urallinri rrnitc and rinninPC :Rha!/ he rjp., (i Inerl within a sinale structure. exceAt as set forth in subsection B of this section, roof forms, massing, architectural details, site grading an The applicant is requesting the DRB's re-consideration of the separation. The applicant believes the design is a single structure as defined by Section 14-10-6 and submitted an email to Staff with the following issues to consider: • There is a common 'green roof between the garage and house • A conventional copper covered roof instead of the 'green roof would create significant drainage issues, which the applicant can explain. • An enclosed habitable GRFA connection exists between the garage and house • An exposed wall exists between the garage and house (approx 6x11 feet - 55% of total wall area) • A bridge structure exists between the garage and house • A retaining wall connects the garage and house • Consistent architectural style, scale, roof forms, massing, details and building materials exist on the garage and house (01%11/2008) Nicole Peterson - FW: Oehl Residence g From: "Hans Berglund" <hans@berglundarchitects.com> To: <npeterson@vailgov.com> Date: 01/10/2008 5:48 PM Subject: FW: Oehl Residence Attachments: SE ARIAL diagram 24X36.pdf; SITE PLAN 24X36.pdf; LOWER AUTO COURT DIAGRAM 2 4X36. pdf Hi Nicole, Happy New year. Hope you had a great holiday. On Wednesday January 16th, we would like to present the enclosed Oehl Residence drawings to the Design Review Board in consideration of the interpretation of the existing design of the garage, caretaker and house being a single structure per section 14-10-6: Residential Development. We will also bring an elevation of the bridge/mudroom connection between the house and the garage/caretaker and may bring an additional perspective view or two as well. At the December meeting there were only 3 members of the board present and having not known of the Design Review Board concern over the issue in advance we did not have the proper drawings to show the design effectively. We would now like to show these enclosed materials to the entire Design Review Board. We have removed the landscaping and water feature from the drawings so that you can better see the architectural design. We believe the garage, care taker and home as designed create an architecturally integrated structure with unified site development per section 14-10-6: Residential Development. We believe the design meets the interpretation of being a single unified structure with unified architectural and landscape design. There is a common "green roof' between the garage and the house. This green roof is over the mud room which is an enclosed habitable GFRA connection which is substantially above ground. Approximately 6 vertical feet of the approximate 26' long mud room wall is exposed above grade. The mud room wall is approximately 11' tall so approximately 55% of the wall is above grade. There is also a significant entry bridge structure and a significant approximate 12' tall exposed stone retaining wall connecting the house, garage and caretaker unit above the garage. There is a direct habitable connection between the garage and the caretaker unit above via a stair. The house, exposed mudroom wall, retaining wall and caretaker are all covered in the same stone veneer. The caretaker and house have the same copper roofing and architectural detailing at roofs, beams and windows giving them compatible architectural style, scale, roof forms, massing, architectural details. We could have designed a conventional copper covered roof over the mudroom, but it would have created significant site drainage issues. As shown in the drawings there is a portion of the site above the retaining wall behind the mudroom area of the house which is not practical to drain around the outside of the house. We are providing drains to collect this water and we will pipe it over the mud room within the Page-21 01/11%2008) Nicole Peterson- FW- Oehl Residence green roof assembly. This allows the pipes to be safely run over the water proof membrane over the mud room and still be hidden from view but nor buried under the house where if they broke or leaked would cause significant damage. We are also designing in over flow scuppers in the retaining wall that flow into swales designed into the green roof over the mudroom. This allows the overflow water to safely flow over the green room in an aesthetically pleasing way. The building area of the site has slopes which typically range from 30% to 40% which we believe is a significant site constraint. We believe that the steep site conditions of the lot would allow the garage and house to be separated. Although we are not asking for the garage/caretaker to be allowed to be separated from the house, we believe that some consideration should be given to the steep site slopes and significant site drainage in the evaluation of the green roof design over the mudroom. As outlined above we believe any reasonable person would interpret the house, mud room and caretaker as a single unified structure. We also believe that the mud room roof green roof as designed is a superior design for handling site drainage. We look forward to meeting with you on Wednesday. Please call with any questions or if you would like us to provide any additional information. Hans Berglund BERGLUND Architects, LLC 210 Edwards Village Blvd, Suite A103 P. O. Box 2378, Edwards, CO 81632 Phone 970 926 4301 Fax 926 4364 email: hans@berglundarchitects.com (11/21/2007) Nicole Peterson - lot 14 Spraddle Crk Page 1 From: George Chalberg To: Nicole Peterson Date: 11/19/2007 12:02 PM Subject: lot 14 Spraddle Crk Nicole, Looks good. At building need to have a rock mitigation fence and an erosion control detail. The upper back out turnaround needs to be a min of 12'. Other than that there dose not seem to be any retaining walls that we will need stamped PE for. We will see what happens with revisions. George Page 1 of 1 Nicole Peterson - DRB07-0656 From: David Rhoades To: Nicole Peterson Date: 11/20/2007 8:53 AM Subject: DRB07-0656 Nicole, here is my notes from Permits Plus for this application. Thanks. Lot 14 Spraddle Creek 1326 Spraddle Creek Road Approved as noted: Distance around perimeter is approximately 815 feet. 1. Monitored Fire Alarm System is required and shall comply with NFPA 72 (2002 edition) and Town of Vail Standards. 2. Sprinkler System required and shall comply with NFPA 13 (2002 edition) and Town of Vail Standards. David Rhoades Fire Inspector Vail Fire and Emergency Services 970-477-3454 drhoades@vailgov.com file://CADocuments and Settings\Administrator\Local Settings\Temp\XPgrpwise\4742A0... 11/21/2007 PLANNING DATA SHEET Property Address/ PID 1326 S raddle Creek Road Legal Description Lot 14 S raddle Creek Estates Lot Area 6.370 acres = 277,477.2 square feet Date 11/14/07 Planner Nicole Peterson Project Description New SFD - Building Envelope revision Land Use Applications Concept to DRB - Plat revision to PEC Owner Contact Info SC Mountain To LLC Architect Contact Info Hans Berglund of Berglund Architects, LLC (970.926.4301) hans tuber lundarchitects.com Zoning Hillside Residential (HR) Hazard Districts Medium Severity Rockfall - 80% of site Comp Plan/ Land Use Hillside Residential - se lassification Single-Family Dwelling Proposed Use P/C/NP P Accessory Uses P/ C/ NP NA Environmental Impacts/ Hazards Wood Shakes No Percent S e (30%) Existing Bldg. Envelope sample = 24.5% slope Proposed Bldg. Envelope sample = 40.5% slope 60% of si a being disturbed Sec. 12-21-14E No Finished Grades 2:1 Flood lain No Wetlands No Water Course Setback No Utilities Sidewalks/ bike paths None GRFA (Gross Residential Floor Area) Square Feet Total Allowed (By Zoning Code-- . 7,883.6 -j In- 'By Plat- ~ 13,904 Existin 0 Proposed 1YAc C Remaining Primary Allowed (16,683.6- Zoning) 12,704- Existing 0 Proposed Applicant 13,685 Remaining (Zoning 2,998.6) Plat-981 over Secondary Allow 1,200 Existing 0 Proposed 1,000 Remaining 200 General Front 20' Proposed Side 15' Proposed Setbacks (perimeter) Rear 15 Proposed Corner Side NA Proposed NS Minimum Lot Area/ Width Required 21,780sf Proposed 277,477.2 sf Max Site Coverage Allowed Zoning-15% Plat-13,054 Proposed ,MAI-/ Max Building Height Allowed Flat 30' Sloping 33' Proposed Building Materials Required Proposed Minimum % Landscape 70% Proposed Minimum Width 10' Landscaping Minimum Depth Minimum Square Footage 300 Proposed Screening Required Proposed Retaining Wall Heights Allowed Proposed Traffic Access Existing Proposed Driveway Sloe Allowed Proposed Stalls Required Proposed -Garage Credit = Proposed Parking Min Drive Width Proposed Loading required Proposed Lighting Trash Enclosure Rooftop Screening Notes Comments: • Update sheets L1.1 and L1.2 to reflect actual proposed building envelope - fire pit, patios etc. cannot be outside building envelope. • Check sf of proposed building envelope ~ ~ NAM 4~'z ~~~5 5r r