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Home My WebLink AboutDRB080413Design Review Berard ACTION FORM A W Department of Community Development TOWN OF VAM 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2139 fax: 970.479.2452 GO&M;, M(CEV7LOPMEFri web: wwwr.vail'gov.com Project Name: VECELLIO RESIDENCE DRB Number: DRB080413 Project Description: Participants: ADDITION OWNER 1082 RIVA GLEN ROAD LLC 09/10/2008 210 VIA DEL MAR PALM BEACH FL 33480 APPLICANT RESORT DESIGN ASSOCIATION PO BOX 6836 AVON CO 81620 License: C000002149 ARCHITECT RESORT DESIGN ASSOCIATION PO BOX 6836 AVON CO 81620 License: C000002149 Project Address: 1082 RIVA GLEN VAIL Location: 09/10/2008 Phone: 970-949-0899 09/10/2008 Phone: 970-949-0899 Legal Description: Lot: 3 Block: Subdivision: SPRADDLE CREEK ESTATES Parcel Number: 2101 - 053 - 0100 -3 Comments: BOARD /STAFF ACTION Motion By: Action: STAFFAPP Second By: Vote: Date of Approval: 10/09/2008 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and /or the appropriate review committee(s). Cond: 0 (PLAN): DRB approval does not constitute a permit for building. Please consult with Town of Vail Building personnel prior to construction activities. Cond: 201 (PLAN): DRB approval shall not become valid for 20 days following the date of approval, pursuant to the Vail Town Code, Chapter 12 -3 -3: APPEALS. Cond:202 (PLAN): Approval of this project shall lapse and become void one (1) year following the date of final approval, unless a building permit is issued and construction is commenced and is diligently pursued toward completion. Planner: Bill Gibson DRB Fee Paid: $300.00 of South Iaroneape PAW td: 970.479MU f a 1TM4792W rrrft WW W.VWIPwAW RN OF VA ' * Addi>ttons Additions- - Residential or Commercial Application for Design Review for ae pm pmb involving including net floor mu and/or 9roes Nte addition of any floor area, I letrtlai poor am (W-A). This also inciudes proposals for `residential 2W addNkx ' and 'ire im conversiot>r AppBcabk Vag Town Code eectiot>t can be farad at W W W.v�ailggv.com under VaM kdbr rlatial —Town Cede Online. AN proje& requbing design review must rooaive approval Prior m sub VII10V a bu"M pun* apokdk n• An wOlc o fb Delp RrAm c wviat be aooeirl+ed urd al rued h+fa nNWI is rmceived by the Convm* MmdWmt Depattrne, as vAned in tine mbm Wi requirwwft 'fie p� nwV abo need to t�ovaded � he n C=X al, Ccmmbdm and/or ft Planning and ��raiew apPr'orM expkes unless a bolding peml Few $M Description of tm RRequosb (N pini room cM main level & (N) =me roan A theater Q� kywer level Addfflm of sat aq ft of WFA (Redd~ Addition Of aq ft of not floor WW (Comaned/ tea) x simple FOMW Dteploet Mnlli -Fandh Q�..swldls �w o Y a l/ I��At'�R Locodon d tite Fropo . LoD$._._�L— pgred Number. n�Zn1M� (Ca"W Ea* (b. Aeemor at M329 -" for pand no.) n /n 5-. P: . 4 X0, Ad ,ALL f � ,/ r: _ W / mss. HRIGO \ /�O Nw /• w -• - POW _�_�%Xr Chak No•; P"d rfm* /3 H i f k 2 C2 ft! �9 °ice Q 0? 9 OF TOWN OF VAIL, COLORADO Statement Statement Number: R080001595 Amount: $300.00 09/10/200809:00 AM Payment Method: Check Init: JLE Notation: 17836 RESORT DESIGN ASSOC -------------------------------------------------------------------- Permit No: DRB080413 Type: DRB - Addition of GRFA Parcel No: 2101 - 053 - 0100 -3 Site Address: 1082 RIVA GLEN VAIL Location: Total Fees: $300.00 This Payment: $300.00 Total ALL Pmts: $300.00 Balance: $0.00 ACCOUNT ITEM LIST: Account Code Description Current Pmts -------------- - - - - -- ------------------------ - - - - -- ------------ DR 00100003112200 DESIGN REVIEW FEES 300.00 RESORT DESIGN ARCHITECTS September 8, 2008 Community Development Department 75 South Frontage Road Vail, CO 81657 Attn: Design Review Board Re: Proposed addition to Residence at 1082 Riva Glen, Spraddle Creek Subdivision To Whom It May Concern: The proposed addition to the referenced residence consists of an addition of 581 square feet of Gross Residential Floor Area (GRFA) to include a recreation and media room on the lowest level (completely below grade) and a dining room addition on the main level (in the existing courtyard area). The proposed addition will add 1,044 square feet of site coverage (the area of the existing courtyard). Both of the proposed additional spaces will be built within the existing courtyard area on the north side of the residence. The additional GRFA and site coverage will not exceed the allowable for the lot. Please see the attached GRFA Summary and GRFA and Site Coverage Drawings. Also attached is a letter from the Spraddle Creek Architectural Control Committee, dated November 5, 2007, approving a version of the design which would have required additional GRFA in excess of what is currently approved for the lot. Of course this would have required special review and the unlikely approval of that request by the Town of Vail. We have since adjusted the scope of the below grade portion of the addition to bring the additional GRFA request into line with current zoning for the property. The above grade portion of the proposal will have a copper roof with skylights, French doors, matching the existing French doors, onto the to courtyard and matching wood trim, stone and landscape details. Sincerely, Thomas B. Frye Resort Design Architects CC. Mr. and Mrs. Leo Vecellio www.ResortDesign.com I California: 625 Market Street • Fourteenth Floor • San Francisco, CA 94105 • 415.392.4433 • Fax 415.392.4454 Colorado: 30 Benchmark Road • Suite 220 • Avon, CO 81620 • 970.949.0899 • Fax 970.949.0933 c � t • t r � ARCHITECTURAL CONTROL COMMITTEE November 5, 2007 Resort Design Associates International Attn: Stuart Smith 1434 Spruce St. Suite 110 Boulder, CO 80302 Ph (303) 449 -4433 x108 F (303) 449 -3366 Re: Spraddle Creek Estates — Lot 3 Request for Building Addition and Additional GRFA Dear Stuart: The Spraddle Creek Estates Architectural Control Committee (ACC) has reviewed your request for a 600 -SF ( + / -) building addition to the Vecellio Residence at Lot 3, including the additional - - hoor requested, which is more than what is required for the addition. Since the addition will not be seen from off -site, and since the additional. GRFA is within a reasonable amount given the existing home and its building envelope, the ACC approves the request. This approval is based upon the design illustrated in your drawings generally dated October 8, 2007. The Town of Vail will have its own required processes for requesting additional GRFA, which includes a Plat Amendment. Thanks for your Request. If you have any questions or comments, please call me at 949 -0257. Sincerely, David Kaselak, AIA Chairperson Spraddle Creek Estates Architectural Control Committee cc: Bill Esrey Franco D'Agostino Jim Yates 914 Spraddle Creek Roast - Vail, Colorado 91657 - Phone: 970 -179 -2900 - FAX: 970- 479 -9384 Land Title Guarantee Company CUSTOMER DISTRIBUTION rd7lde (iUARANTFE COMPANY Date: 11 -01 -2005 Our Order Number: V50012264 Property Address: 1082 RIVA GLEN / SPRADDLE CREEK ESTATES LOT:3 VAIL, CO 81657 If you have anv inquiries or require further assistance, please contact one of the numbers below: For Title Assistance: Vail Title Dept. Roger Avila 108 S FRONTAGE RD W #203 PO BOX 357 VAIL, CO 81657 Phone: 970 - 476 -2251 Fax: 970- 476 -4732 EMail: ravila @ltgc.com BRIAN GILLETTE PO BOX 373 VAIL, CO 81657 Phone: 970 - 845 -5656 Fax: 425 - 740 -1440 EMail: briang @gsconco.com Sent Via EMaii Land Title Guarantee Company rd-ritle Date: 11 -01 -2005 Our Order Number: V50012264 CUARANTEE COMPANY Property Address: 1082 RIVA GLEN / SPRADDLE CREEK ESTATES LOT:3 VAIL, CO 81657 Buyer/Borrower: 1082 RIVA GLEN ROAD LLC, A FLORIDA LIMITED LIABILITY COMPANY Seller /Owner: 1082 RIVA GLEN ROAD LLC, A FLORIDA LIMITED LIABILITY COMPANY Need a map or directions for your upcoming closing? Check out Land Title's web site at www.Itgc.com for uirecnons to any of our as office iocauo,Es. ESTIMATE OF TITLE FEES Information Binder $150.00 if Land Title Guarantee company vill be closing this transaction, above fees will be collected at that time. TOTAL $150.00 rom cowumv oc/oa THANK YOU FOR YOUR ORDER! LAND TITLE GUARANTEE COMPANY INVOICE rndlitle GUARANTEE. COMPANY Owner: 1082 RIVA GLEN ROAD LLC, A FLORIDA LIMITED LIABILITY COMPANY Property Address: 1082 RIVA GLEN / SPRADDLE CREEK ESTATES LOT:3 VAIL, CO 81657 Your Reference No.: When referring to this order, please reference our Order No. V50012264 -CHARGES- Information Binder $150.00 -- Total -- $150.00 Please make checks payable to: Land Title Guarantee Company P.O. Box 5440 Denver, CO 80217 Chicago Title Insurance Company ALTA COMMITMENT Our Order No. V50012264 Schedule A Cust. Ref.: Property Address: 1082 RIVA GLEN / SPRADDLE CREEK ESTATES LOT:3 VAIL, CO 81657 1. Effective Date: October 12, 2005 at 5:00 P.M. 2. Policy to be Issued, and Proposed Insured: Information Binder Proposed Insured: 1082 RIVA GLEN ROAD LLC, A FLORIDA LIMITED LIABILITY COMPANY 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: A Fee Simple Interest as to Parcel 1 An Easement Interest as to Parcel 2 4. Title to the estate or interest covered herein is at the effective date hereof vested in: 1082 RIVA GLEN ROAD LLC, A FLORIDA LIMITED LIABILITY COMPANY 5. The land referred to in this Commitment is described as follows: PARCEL 1 LOT 3, AMENDED FINAL PLAT SPRADDLE CREEK ESTATES, RECORDED JUNE 27, 1997 IN BOOK 730 AT PAGE 624, COUNTY OF EAGLE, STATE OF COLORADO. PARCEL2 AN ACCESS EASEMENT AS CREATED IN DOCUMENT RECORDED JULY 25, 1997 IN BOOK 732 AT PAGE 905. ALTA COMMITMENT Schedule B - Section 1 (Requirements) Our Order No. V50012264 The following are the requirements to he complied with: Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record, to -wit: Item (c) Payment of all taxes, charges or assessments levied and assessed against the subject premises which are due and payable. Item (d) Additional requirements, if any disclosed below: This product is for informational purposes only and does not constitute any form of title guarantee nor insurance. The liability of the company shall not exceed the charge paid by the applicant for this product, nor shall the company be held liable to any party other than the applicant for this product. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. ALTA COMMITMENT Schedule B - Section 2 (Exceptions) Our Order No. V50012264 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes or special assessments which are not shown as existing liens by the public records.o the Treasurer's office. 7. Liens for unpaid water and sewer charges, if any.. 8. In addition, the owner's policy will be subject to the mortgage, if any, noted in Section 1 of Schedule B hereof. 9. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENT RECORDED JULY 11, 1899, IN BOOK 48 AT PAGE 475. 10. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED JULY 11, 1899, IN BOOK 48 AT PAGE 475. 11. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT RECORDED MARCH 11, 1993 IN BOOK 603 AT PAGE 890. 12. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT AS GRANTED TO THE UNITED STATES OF AMERICA AND THE TOWN OF VAIL RECORDED APRIL 05, 1993 IN BOOK 605 AT PAGE 532. 13. EASEMENTS, COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT 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 AND AMENDED FINAL PLAT ALTA COMMITMENT Schedule B - Section 2 (Exceptions) Our Order No. V50012264 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: RECORDED NOVEMBER 8, 1995 IN BOOK 680 AT PAGE 480 AND AMENDMENT THERETO RECORDED JUNE 27, 1997 IN BOOK 730 AT PAGE 624. 14. RESTRICTIVE COVENANTS WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE, BUT OMITTING ANY COVENANT OR RESTRICTION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS OR NATIONAL ORIGIN UNLESS AND ONLY TO THE EXTENT THAT SAID COVENANT (A) IS EXEMPT UNDER CHAPTER 42, SECTION 3607 OF THE UNITED STATES CODE OR (B) RELATES TO HANDICAP BUT DOES NOT DISCRIMINATE AGAINST HANDICAP PERSONS, AS CONTAINED IN INSTRUMENT RECORDED 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 RERECORDED 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. 15. TERMS, CONDITIONS AND PROVISIONS OF TRENCH, CONDUIT AND VAULT AGREEMENT RECORDED NOVEMBER 19, 1993 IN BOOK 625 AT PAGE 321. 16. 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. 17. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT AND MAINTENANCE AGREEMENT RECORDED JULY 25, 1997 IN BOOK 732 AT PAGE 905. 18. TERMS, CONDITIONS AND PROVISIONS OF ENCROACHMENT AGREEMENT RECORDED AUGUST 15, 1997 IN BOOK 734 AT PAGE 753. 19. THE EFFECT OF DRIVEWAY AND CONCRETE WALL OVER UTILITY EASEMENT AS SHOWN ON IMPROVEMENT LOCATION CERTIFICATE PREPARED BY EAGLE VALLEY SURVEYING, INC., DATED 5/4/00 AND UPDATED 12/9/03, JOB NO. 1689. 20. DEED OF TRUST DATED DECEMBER 29, 2003, FROM 1082 RIVA GLEN ROAD LLC, A FLORIDA LIMITED LIABILITY COMPANY TO THE PUBLIC TRUSTEE OF COUNTY FOR THE USE OF UNITED BANK, INC. TO SECURE THE SUM OF $8,400,000.00 RECORDED DECEMBER 30, 2003, UNDER RECEPTION NO. 863528. LAND TITLE GUARANTEE COMPANY DISCLOSURE STATEMENTS Note: Pursuant to CRS 10 -11 -122, notice is hereby given that: A) The subject real property may be located in a special taxing district. B) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained from the County Treasurer's authorized agent. C) The 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. Note: Effective September 1, 1997, CRS 30 -10 -406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 3 -5 -1, Paragraph C of Article VII requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: A) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. B) No labor or materials have been furnished by mechanics or material -men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C) The Company must receive an appropriate affidavit indemnifying the Company against un -filed mechanic's and material -men's liens. D) The Company must receive payment of the appropriate premium. E) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10 -11 -123, notice is hereby given: This notice applies to owner's policy commitments containing a mineral severance instrument exception, or exceptions, in Schedule B, Section 2. A) That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that 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; and B) That such mineral estate may include the right to enter and use the property without the surface owner's permission. Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the above conditions are fully satisfied. Form DISCLOSURE 09/01/02 JOINT NOTICE OF PRIVACY POLICY Fidelity National Financial Group of Companies /Chicago Title Insurance Company and Land Title Guarantee Company July 1, 2001 We recognize and res ect the privacy expectations of today's consumers and the requirements of applicable federal and state privacy laws. We believe that making you aware of how we use your non - public personal information ("Personal Information ) , and to whom it is disclosed, wWll form the basis for a relationship of trust between us and the public that we serve. This Privacy Statement provides that explanation. We reserve the right to change this Privacy Statement from time to time consistent with applicable privacy laws. In the course of our business, we may collect Personal Information about you from the following sources: • From applications or other forms we receive from you or your authorized representative; • From your transactions with, or from the services being performed by, us, our affiliates, or others; • From our internet web sites; • From the public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates or others; and • From consumer or other reporting agencies. Our Policies Regarding the Protection of the Confidentiality and Security of Your Personal Information We maintain physical, electronic and procedural safeguards to protect your Personal Information from unauthorized access or intrusion. We limit access to the Personal Information only to those employees who need such access in connection with providing products or services to you or for other legitimate business purposes. Our Policies and Practices Regarding the Sharing of Your Personal Information We may share your Personal Information with our affiliates, such as insurance companies, agents, and other real estate settlement service providers. We also may disclose your Personal Information: • to agents, brokers or representatives to provide you with services you have requested; • to third -party contractors or service providers who provide services or perform marketing or other functions on our behalf; and • to others with whom we enter into joint marketing agreements for products or services that we believe you may find of interest. In addition, we will disclose your Personal Information when you direct or � us permission, when we are required by law to do so, or when we suspect fraudulent or criminal activities. We arso may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. One of the important responsibilities of some of our affiliated companies is to record documents in the public domain. Such documents may contain your Personal Information. 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We apologize for any inconvenience this may cause you. Form PRIV.POL.CHI Page 1 of 1 FILE COPY Bill Gibson - 1082 Riva Glen (DRB08041L3) II `_. VV ".s'� II "I "m =°�_ I' VIII,,,, ,.,,. „I nh"x9... Y �,�Pu,u, IIIIII III NI �.t•`I III ..._ "E. �I II "" Vp %dam. III "_., t1 . III r%,1 From: Bill Gibson To: tfrye @resortdesign.com Date: 09/18/2008 10:29 AM Subject: 1082 Riva Glen (DRB080413) Hey Tom, The Town of Vail is currently reviewing the design review application for proposed additions to 1082 Riva Glen. The GRFA (gross residential floor area) calculations must be corrected to include any 'open to below” areas with a floor -to- ceiling height of greater than 16 feet as GRFA on two levels of the house. Additionally, the GRFA calculations must also be corrected to include the entirety of each stair on each level of the house. Once the GRFA calculations are corrected to include some open to below areas and the entirety of each stair, it appears that this proposal will exceed the maximum allowable GRFA of 8,548 sq.ft. Please correct the GRFA calculations and reduce the scope of the proposed additions to comply with the maximum allowable GRFA limits. Then, please submit revised plans and calculations to the Community Development Department for further review at your earliest convenience. Please feel free to contact via email or at 479 -2173 if you have any questions. Sincerely, Bill Bill Gibson, AICP Town Planner Town of Vail p:970- 479 -2173 f: 970 - 479 -2452 file: //CADocuments and Settings \Administrator \Local Settings \Temp \XPgrpwise \48D 09/18/2008 FILE COPY TOM OFYAIL Department of Community Development 75 South Frontage Road Vail, Colorado 81657 970 -479 -2138 FAX 970 -479 -2452 www.vailgov.com September 24, 2008 Resort Design Architects Attn: Tom Frye PO Box 6836 Avon, CO 81620 RE: Vecellio Residence (DRB08 -0413) 1052 Riva Glen /Lot 3, Spraddle Creek Estates Subdivision Dear Tom, As noted in my September 18 email, the Town of Vail is currently reviewing the design review application for proposed additions to 1082 Riva Glen. The GRFA (gross residential floor area) calculations must be corrected to include any 'open to below" areas with a floor -to- ceiling height of greater than 16 feet as GRFA on two levels of the house. Additionally, the GRFA calculations must also be corrected to include the entirety of each stair on each level of the house. Once the GRFA calculations are corrected to include some open to below areas and the entirety of each stair, it appears that this proposal will exceed the maximum allowable GRFA of 8,548 sq. ft. Please correct the GRFA calculations and reduce the scope of the proposed additions to comply with the maximum allowable GRFA limits. Then, please submit revised plans and calculations to the Community Development Department for further review at your earliest convenience. If you have any questions, please feel free to contact me directly at (970) 479 -2173. 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