A l p i n e P l a n n i n g , L L C P.O. Box 654 | Ridgway, CO 81432 | 970.964.7927 | alpineplanningllc@gmail.com

MEMO Date: March 22, 2019 To: Aldasoro Ranch Design Review Board From: Chris Hawkins, Consulting Planner Subject: Lot 6, Houseal Residence Final Plan Review Lot: Lot 6 (“Property”) Lot Overlay: Turn Out Lot Address: TBD Aguirre Road Applicant/Owner: Sheryl Houseal (“Applicant”) BACKGROUND The Aldasoro Ranch Design Review Board approved the Final Plan Review on February 12, 2019 subject to several conditions. Condition No. 16 states:

“The DRB shall review and approve compliance with conditions 13 and 15 regarding lighting and breaking up the windows prior to the HOC staff issuing the Final Plan Approval.”

Conditions 13 and 15 state:

“13. The lighting plan shall be revised to (A) significantly reduce the amount of lighting as described in the staff memo especially on the deck; and (B) include all exterior lighting on one plan sheet; and (C) include lighting specifications for all exterior lighting including temperature and CRI and it was reiterated that there cannot be any lights any further than 15ft. from the house, there shall be step lights in the wall at the main entrance. 15. The Applicant shall revise the southern elevation to reduce the repetitive bands of windows for the center window section consistent with Design Regulations Section 5.6.2.”

The Applicant has provided a narrative as shown in Exhibit A, a revised lighting plan and specifications as shown in Exhibit B, and a revised south elevation as shown in Exhibit C. Condition No. 13 on Exterior Lighting The exterior lighting plan reviewed by the DRB in March included 75 total exterior light fixtures with 41 exterior lights on the building and 34 landscaping light fixtures. The revised plan shows 15 exterior lights on the first floor (20 were shown on the February plans); 9 exterior lights on the second floor (February plans showed 19 fixtures); and 29 landscaping lights (34 were shown on the February plans). Design Regulation Section 7.13(A) states:

“The goal in lighting is to preserve the dark sky while providing safe entry into homes. Exterior night lighting is to be kept to an absolute minimum as required for safety and address identification at entrances, driveways and buildings. All exterior lighting fixtures must be approved by the DRB. Uplighting is not permitted. All lights are to be shielded to prevent light spillage. Light sources are to be a warm white light (Color Correlated Temperature (CCT) of

2700K or 3000K) that accurately renders true color (Color Rendering Index (CRI) – 80 or higher). Security lighting for emergency purposes may be permitted, provided the sources are not visible from off-site, are fully shielded, and are set on a timer or motion detector. All exterior lighting shall shield its direct source from view and be limited to exterior doors and walkways within 15 feet of the Residence (the DRB may not grant a Limited Waiver for this design element).”

The Applicant’s amendments to the exterior lighting plan is moving in the right direction; however, staff believes that the number of exterior lights needs to be significantly reduced. Design Guideline Section 7.13(A) states that “…night lighting is to be kept to an absolute minimum as required for safety and address identification at entrances, driveways and buildings…” Recent homes approved by the DRB included the following number of exterior light fixtures:

Lot 152: 20 fixtures

Lot 103: 19 fixtures

Lot 154: 13 fixtures

Lot 155 17 fixtures

Lot 157: 15 fixtures

Lot 128 that is currently under Sketch Plan Review is proposing 14 exterior lights. Staff would recommend that the lighting plan be amended for staff review as follows to ensure the design meets the Design Regulations:

1. Eliminate the two wall mounted No. 2 fixtures by the barbeque. Staff is supportive of the recessed No. 1 lights for the barbeque area as shown.

2. Eliminate the two No. 5 wall mounted sconces on either side of the garage door. A few additional ceiling recessed down lights can be added if lighting needs to be closer to the garage door.

3. Eliminate one of the No. 2 wall mounted sconces by the front door. 4. Eliminate the two No. 2 wall mounted sconces by the barbeque area. 5. Eliminate all lights that are more than 15’ from the proposed home, including the two

unspecified recessed wall lights for the stairs leading down from the patio; the lights on the west and south sides of the hot tub; the 8 lights over the fireplace; and the path light by the patio.

6. Eliminate the all the pathway lighting. 7. Eliminate the two No. 10 fixtures south of the barbeque area since this lighting appears to be

redundant with the hot tub lighting. 8. Revise Sheet A-5A to have legible light specifications, and to clearly define the proposed fixture

type for fixture No. 1. 9. Revise Sheet LP-1 to include the correct scale.

The Applicant also needs to specify the intended design for fixture No. 10 since it is not clear how it will be installed around the hot tub. Staff would note that the Applicant can move the stairs to within 15 feet of the home if lighting is desired for the stairs. The Design Regulations do not allow any lighting more than 15 feet from the home and no limited waiver is allowed to increase this distance.

Condition No. 15 on South Elevation Windows The DRB should refer to the Applicant narrative in Exhibit A that discusses the changes to the window design. Exhibit D compares the February and March South elevations. The DRB should review the February and the March elevations to determine if the Applicant has met Design Regulation Section 5.6.2:

“5.6.2. Windows and doors should be simple in shape, arrangement and detail, and used in combinations to avoid large uninterrupted areas of glass. No uninterrupted area of glass shall exceed 30 square feet. Window openings and patterns should be responsive to energy efficient design principles, with appropriate wall-to-wall window ratios. Continuous, repetitive bands of windows shall be avoided.”

RECOMMENDATION If the DRB feels that the windows have been redesigned to eliminate the repetitive bands of windows, then staff recommends the DRB approve the revised southern elevation and the lighting plan with the following proposed motion:

“ I move to approve the revised south elevation window design as presented on Sheet A-6, and to approve the lighting plan with the following conditions:

1. The lighting plans on Sheets A-4, A-4 and Sheet LP-1 shall be revised to eliminate the light fixtures as provided in the staff memo of record.

2. The Applicant will revise the lighting plans to have legible lighting specifications on Sheet A-5A and a scalable plan on Sheet LP-1.

3. The Applicant will compile a final plan set with all the sheet pages for the project and submit to DRB staff for review and approval prior to the HOC staff issuing the Final Plan Review approval.

February South Elevation

March South Elevation

BUILDING HEIGHT LEGEND SP 113 + 19'-1" /

'

SP 111 + 24'-1"

ABV. EX. GRD.

---

SP II 2 + 31'-11"

-------- /I ABV. EX. GRD. SP : STORY POLE (HT.) - ALL HEIGHTS MEASURED TO EXISITING GRADE ! ABV. EX. GRD. ====

ROOF TO WALL FLASHING - SEE 1/AB-A --------

--------• INDICATES 20' INTERVALS AROUND

PERIMETER FOOTPRINT

LINETYPE INDICATES --... NATURAL GRADE AND 35'

ABOVE

-------------LOFT I OFFICE) 9114.0' .._____,_____

F.F. 9104.0'

F.F. 9092.0'

ROOF TO WALL FLASHING - SEE 1/AB-A - - -

MOTORIZED SHADE ON INTERIOR OF GLASS TO MINIMIZE LIGHT SPILIAGE, TYP. THIS FACADE- ..

16" SQUARE, D.F. n 1 VERTICAL COLUMNS -

'FIBER0N' WOOD GRAIN FASCIA, SEE 2/A-8, TYP:

SP II 4 + 17'-8" ABV. EX. GRD.\\

-+-~PL,._,.. LIVING ROOM) 9114.0_' ___,.. _

USGS ELEV. = 9112.75'

HSS RECTANGUIAR T$B RAILS WITH VERT. (CANTED AS SHOWN) HSS 1.5" x 3/4" PICKETS/ BIACKCOL0R

F.F. 9104.0'

I-BEAM W/ POWDER-COATED BIACK COLOR, TYP.

-, \_ ···,,

9,092 USGS (L.V.P. / FIN. hr.-c)- .. __

___ \,

I

----j~cJ_____J ' ' ''

--------

WEST ELEVATION

USGS ELEV. = 9125.17

................ ·.

.. ·· ... ·· ... ··•,,, '•,,, ' ',, ······•,,.,,,,, '•,,,

---- ---,

I I I II

' ' '

SOUTH ELEVATION

SP II 2 + 30'-6"

__ A:.....:BV. EX. GRD. \\ \---

SP 114 + 9' 9"

BV. EX. G D.

~---/

SP 111 + 31'-9" / ,/ ABV. EX. GRD.

--,'-- ---

USGS ELEV.= 9125.17

:)/

EXTERIOR DECKS, TYP. EIAST0MERIC SURFACE OVER 1.5" L TWT. C0NC. OVER COPPER OVER BITUTHENE O'VER T~G PLYWOOD O'VER TJl'S 0

'

. - I-BEAM W/ POWDER-COATED BLACK COLOR, TYP.

2 USGS (L.V.P. / FIN. FLR.) , ,

\ /,/ \\, ~

\ USGS ELEV. :9126.42' +---~~ -------------~ ~

-'c----· ~

, .. ~

' ' : • I

,: - /

: '/ :----,

GREAT ROOM STACKABLE DOORS WITH LOW E GIASS.

.. .,.__,,,·\.... .. .,,j i l .. <-. .,,,"-,., /

EXPOSED (HORIZONTAL) STEEL 'I' BEAMS/ DK. BRONZE

---- - 8" ANODIZED ALUMINUM MULLION

ft-~-l==c~+t---- ------ Jaa- C) i---­LL___L.L_i__ll--- - --------""i----

--- --:.::::.::.--::-~- -:-=-::::-:::-.:::-_::::,.- - -_,,----__> ,- - ---- ···:--,

I[ f I \

WOOD GARAGE DOORS, DK. ./ BRONZE COLOR HARDWARE~'CC.:.::::::.,_ ---

I I ,

-/ '->

---

I I I

FINISH LEGEND DOORS, INCLUDING SLIDERS AND WINDOWS:

DARK BRONZE COLOR WITH COMPLIANT TO EXTREME THERMIAL PERFORMANCE STANDARDS.

ROOFING:

MBCI 'UL TRA-DEK' SNAP-TOGETHER STANDING SEAM ROOF 24" RIBS, 'MIDNIGHT BRONZE' COLOR

SIDING/ SOFFITS:

NATURAL IPE WOOD• OR MANUFACTURED 'SUSTAINABLE' ALTERNATIVE (FIBER0N'), 8" EXPOSURE

STONE:

MONTANA R0CKW0RKS: KINTIA LEDGE AND STACK STONE THIN VENEER

0 4

SCALE: 1/4"=1'-0"

0

8 16

.JI

. / ;>/

, NATURAL IPE WOOD· OR MIANUFACTURED 'SUSTAINABLE' ALTERNATIVE (FIBER0N'), 8" EXPOSURE

j/

I II I

~

I '

PL. (M. BA ~ BED) 9113.0'

0 ' cr,

F.F. 9104.0'

9,092 USGS (L.V.P. / FIN. FLR.)

WOOD IGIASS TRASH ACC. _. ·· DOORS, DK. BRONZE COLOR

HDWR.

· ■ BLl'!"I. • •

blb2.com

-'-cJi; .. O AA~ ~- 1/~ ~ RICHARD G.1,

__, BURROW :.-1 * No. C l 7757 *

D ~ 0~ 0 -~ s <lJ v cL. -WC'\j w ~ cL g U:c

'-0

~ l­o _J

' I u z ~ 0 cL. 0 V'\ <( D. _J

<(

. 0 u

'

~ z ~ 0 u _J w ~ (_J -~ z <( V'\

EXTERIOR ELEVATIONS

A-6

Christophe

Typewritten Text

REVISED MARCH ELEVATION