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Project Name: LOTKER DECK REPLACE/ADD. PEC Number: PEC110038
Project Description:
DECK REPLACEMENT AND ADDITION. REPAIR STUCCO ON WHOLE HOUSE AND PAINT.
REPLACE ELEVEN WINDOWS.
Participants:
OWNER LOTKER, MARC A., RIETTE &JA 06/07/2011
6130 PARADISE PT
MIAMI
FL 33157
APPLICANT LOTKER, MARC A., RIETTE &JA 06/07/2011
6130 PARADISE PT
MIAMI
FL 33157
Project Address: 2664 LARKSPUR LN VAIL Location:
Legal Description: Lot: 4 Block: 1 Subdivision: VAIL INTERMOUNTAIN DEV S
Parcel Number: 2103-143-0101-8
Comments: SEE CONDITIONS
BOARD/STAFF ACTION
Motion By: Kurz Action: APPROVED
Second By: Red i ker
Vote: 4-1-0 (Pratt opposed) Date of Approval: 07/12/2011
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: 300
(PLAN): PEC approval shall not be not become valid for 20 days following the date of
a p p rova I.
Cond: CON0012021
1. Upon further review and approval by the Design Review Board, the applicant is
g ra nted a va ria nce to a I low the northeast corner of the deck to encroach u p to 2.25
feet i nto the deck setback, or 7.25 feet i nto the setback, with a m i n i m u m deck
distance of 10.5 feet from the property line.
Planner: PEC Fee Paid: $500.00
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Variance Request
Application for Review by the
Planning and Environmental Commission
General Information: Variances may be granted in order to prevent or to lessen such practical difficulties and un-
necessary physical hardships as would result from the strict interpretation and/or enforcement of the zoning regulations
inconsistent with the development objectives of the Town of Vail. A practical difficulty or unnecessary physical hardship
may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic
or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or con-
ditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation
shall not be a reason for granting a variance. The Vail Town Code can be found on the Town's website at
www.vailgov.com The proposed project may also require other permits or applications and/or review by the Design Re-
view Board and/or Town Council.
Fee: $500
Description of the Request: � F c k; /z-E fa L�l C E/�E N i �,v CJ /�D �J � l/� �/
Physical Address: .Z �' �' � �i1/L/� S A �� G o�N E � (/n � �� Co `o n-�� n � �/� J� 7
Parcel Number: 2- � � 3 � 5�30 �o/ � (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
Property Owner: /�" ��� � C � � i E l l F � � � � � f'�
Mailing Address: ��3 U p �r1- ��� � s � `�i �
/�/I� �►-� � FL 3 3/.�7 Phone: --
�
Owner`s Signature:
Primary Contact/ Owner Representative: �� l G H � C �- /` ! p G G i N l
Mailing Address: �� �� -�� �S ��S SF�� v� C�-S
/°, 0_ 1� o X /6 � �� I�p� � �, �� c,o � g i 6 S`8 Phone: �� 7� ,� -� 9v — y Z.3 v
E-Mail: ��l G�r/iv/ �i S y � ffoT�,��L .C��ax: —
For Office Use Only: Cash CC: Visa / MC ast 4 CC # Sas 7 Auth # Ry�r3�Check #
Fee Paid: �SDO.D� Received From: �1'�LC �EL 11'1a�G IV I
Meeting Date: PEC No.: 1'CC l � ��3$
Planner: Project No: roti.� 1l- �c�.y�
Zoning: Land Use:
1L
Location of the Proposal: Lot:� Block:� Subdivision: Z�1TE2�nou�urF1�►� �DEvE�oPM ENr
S iSto
01-Jan-10
June 3, 2011
Town of Vail
Planning and Environmental Commission
RE: Deck: Replacement and Addition, 2664 Larkspur Lane, Intermountain Dev. Sub.
Dear Board Members:
The initial design work for the proposed deck replacement started based the original
drawings and the prior legally non-conforming condition that existed in 1981.
A new deck is proposed on the east side of the building that is completely in compliance
with the current TOV codes. There is a fireplace enclosure and an operable window
existing atlnear the northeast corner where the new deck is proposed to access the east
deck.
At the time it was esthetically pleasing to make the deck 10 or 11 feet wide at this point.
This distance also allows adequate room to accommodate the window and fireplace
enclosure (see drawing A2.0). And then step the deck out as it followed, westwardly,
the (what was thought to be) 20 foot deck set back line. As the design proceeded, it
seemed that a straight deck line would look better on the front of the house. The 10 foot
deck would also allow the existing retaining walls to be used for the majority of the
deck supports.
All this being said, and now non-conforming to the current codes, we still would like to
see this deck design approved by variance.
As can be seen in Figure 1, there are several neighboring instances, where the set backs
have been encroached. The actual residences on the three lots, across the street,
encroach into the set back between 10 and 15 feet each. We would merely like to place
the proposed deck less than 8 feet into the set back (8 feet farther than allowed at the
east end, while the west end remains well within in the 5 feet allowed).
As can be seen from the views up and down the street (Figures 2 through 9), the
proposed deck addition does not appear to interfere with any other lots view corridors.
And referring further to Figure l, it would seem that this new deck proposal fits well
with the existing and potential uses and structures in the vicinity.
The proposed deck(s) will use new dark sky fixtures and/or down lit soffits lighting and
step lights, replacing the bare bulb flood light in use now. The proposed deck will
shield the neighborhood from the interior lighting of the residence. The new deck will
also provide a sound barrier for both the residence and the neighborhood.
There are many set back variances throughout West Vail and Intermountain (especially
along Vermont Road, Bassingdale Blvd. and Kinnikinnick Road). The proposed
allowance would seem to have a minimal impact on the neighborhood in general. And
it would have a much smaller impact than is currently present in other parts of the
neighborhood.
The fact that the proposed deck is over 26 feet higher than, and over 30 from the edge of
Larkspur Lane would seem to indicate that there would be very little, if any, detrimental
impact on the neighborhood.
The proposed deck would allow the owners to utilize the outdoor views (Figure 11) and
experiences that are available to the entire neighborhood.
I would like to repeat that the proposed deck was designed without the knowledge that it
would encroach into the current set back limits. The 10 foot width was chosen to
partially accommodate the narrowing effect of the fireplace enclosure and to take
advantage of the retaining walls for partial support/foundations for deck posts. If the
deck were reduced to an 8 feet width at northeast end, it would still allow approximately
a six foot "walkway" to clear the fireplace box. The esthetics from the roadway would
not change much. However the comfort level on the deck itself might appear a little
cramped.
In closing I would like to make it clear that the owner would like to be able to work with
the Town to make this deck addition work to both of their positions. The northeast
corner of the residence is, far and away, the most desirable location take advantage of
everything that the neighborhood has to offer.
Respectfully submitted:
Michael Maggini (Owner Representative)
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N�,' . ,�� SET BACK
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Figure 1 : Copy of Eagle County GIS 2011 .
Overlayed are the locations where the following
photos (Figures 2- 9) were taken . Also noted
are the approximate location of the proposed
deck, lot lines 8c the 25 ft. setbacks.
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Figure 2: Taken from center of road adjacent
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Figure 3: Figure 2 with proposed new deck.
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Figure 5: Figure 4 with proposed new deck.
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Figure 6: Taken from edge of road at 2655
Larkspur Lane (Lot 4, Bik. 2). (Facing
sou th west. )
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Figure 7: Figure 6 with proposed new deck.
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Figure 8: Taken from center of road between
2618 (Lot 8, Blk. 1 ) 8c 2645 (Lot 4, Blk. 2)
Larkspure Lane. (Facing west)
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Figure 9: With proposed new deck.
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Figure 10: New railing to be similar to the
railing shown (2685 �arkspur (Lot 8, Blk. 2).
Subject to condition in IBC 1607. 7. 1 (Handrails
and guards)
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Figure 11 : New view facing NE from proposed
new deck.