HomeMy WebLinkAboutPEC130007 Variance Request Letter
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
January 28, 2013
Riva Ridge Unit 640 Remodel
Riva Ridge, Lot 6, Block 6
Vail Village 1st Filing
Variance Application for Side Setback
RE: Section 12-6H-6, Setbacks, Vail Town Code
1. Description of Variance Requested
The Riva Ridge Unit 640 owners have a growing family needing more space and would like to enclose
areas of their existing decks. They are entitled to an additional 250 sq. ft. per the 250 ordinance which is
still available for each unit. The existing building was originally constructed with encroachments in all
setbacks around the site. The variance being requested will allow approximately 122 sq. ft. of GRFA to
be constructed within the West setback above existing encroachment areas on the garage level.
Below is a detailed breakdown of the existing conditions:
Zoning Statistics
Lot size: 11,930 sq. ft. (0.274 acres)
Zoning: High Density Multiple Family
Development Standard Allowed/Required Existing Proposed
Setbacks:
West 20 ft. 4 ft. No Change
South 20 ft. 6 ft. No Change
East 20 ft. 0 ft. No Change
North 20 ft. 9 ft. No Change
Site Coverage: 6,566 sq. ft. 7,156 sq. ft. No Change
GRFA: 7,158 sq. ft. 13,598 sq. ft. 13,720 sq. ft.
(increase of 122 sq. ft.)
Landscape Area: 4,374 sq. ft. 4,374 sq. ft. No Change
Total Proposed Additional GRFA in Setbacks 122 sq. ft.
The property was built in 1968 prior to the adoption of zoning regulations within the Town of Vail. It
subsequently was zoned High Density Multiple Family and immediately rendered existing Non-
Conforming because the building was originally constructed in all required setbacks. This pre-existing
nonconforming condition through no fault of the applicant(s) is a hardship based on the strict and
literal interpretation of the code as any perimeter expansion or deck enclosure will require approval of
a variance from the required 20 foot setback.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
2. Analysis of Proposal
Given the existing plan constraints, the decks are the only practical areas for addition that do not
change the perceived bulk and mass of the building. In addition, the west facing deck proposed to
be enclosed, stacks above an existing encroachment at the Garage Level below. Existing deep roof
overhangs of the structure extending beyond the edge of decks define the perceived bulk and mass
of the building. The proposed deck enclosure moves the existing exterior wall of the unit out
approximately 5’-0” yet stays within the roofline. Because the new enclosed area will reside below the
existing roof line without modifying it and above the lower level encroachment, it will blend in with the
current architecture.
The adjacent property to the West is Willow Park open space. Also, existing large mature evergreen
trees screen the entire west façade of the building including the proposed area of expansion. Based
on location and the existing tree stand to remain, the proposed expansion has no impact on
development standards and neighboring properties.
Photo 1 – Shows the existing trees that will screen the new enclosure and the existing West setback
encroachment on the Garage Level below it.
Photo 2 – Shows the existing trees on the Southwest corner of the building
Photo 3 – Shows how the center portion of the Riva Ridge south building has solid mass in the center of
the façade similar to what is being proposed in this application.
3. Approval Criteria
Based on practical difficulties, the requested variance will allow Units 640 to take advantage of the 250
ordinance which they are entitled to. Many precedents for this type of variance being granted exist:
for example at the Tyrolean Condominium Building. Therefore, the proposed variance is not a grant of
special privilege given the non-conforming condition of the existing building; precedence; small size of
the addition; and it’s negligible impacts to anything.
4. Effect on light and air, distribution of population, transportation and traffic facilities, etc.
The proposed variance will have no affect on these items.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
PHOTO 1 – West Façade where deck enclosure is proposed
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
PHOTO 2 – South Façade of existing building and applicants SW corner unit
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
PHOTO 3 – Riva Ridge South showing similar massing to what is being proposed