HomeMy WebLinkAboutPEC130015 Variance Request.pdf SUMIAN
A R C H I T E C T S
April 15, 2013
Riva Ridge Unit 630 Remodel
Riva Ridge, Lot 6, Block 6
Vail Village 1 st Filing
Variance Application for Interior Conversion in Setback
RE: Section 12-61-1-6, Setbacks, Vail Town Code
1. Description of Variance Requested
The Riva Ridge Unit 630 owners have a young family needing more space and would like to pursue the
interior conversion of an existing loft to a playroom. The variance being requested will allow
approximately 155 sq. ft. of GRFA to be converted within the East setback. 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. 13,720 sq. ft. 13,896 sq. ft.
(increase of 176 sq. ft.)
Landscape Area: 4,374 sq. ft. 4,374 sq. ft. No Change
Total Proposed Additional GRFA in Setbacks 155 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 modification will require approval of a
variance from the required 20 foot setback.
2. Analysis of Proposal
Given the existing site constraints, there are limited options for expansion on this building that do not
require a variance. There is an exact precedent for the requested interior conversion which was
approved and constructed in this building back in 2004 for Unit 635. The new proposed Unit 630 interior
michael @sumanarchitects.com
141 East Meadow Drive,Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMIAN
A R C H I T E C T S
conversion dormer will follow the design, openings, details and materials of the existing Unit 635
dormer. In addition, Unit 630 proposes to raise its south roof line similar to a recently approved design
for Unit 635. Thus, not only will the proposed Unit 630 improvements reflect the approved Unit 635
architecture, but it will also complete and balance the south end of the existing building.
The adjacent property to the East is Gore Creek Drive. Also, an existing large stand of trees screen the
south and southeast facades 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 south facade of the building.
Photo 2-Shows the existing Unit 635 dormer.
Photo 3-Shows the existing loft to be enclosed.
3. Approval Criteria
Based on practical difficulties, the requested variance will allow Units 630 to take advantage of an
interior conversion similar to one already approved on the property.Therefore, the proposed variance
is not a grant of special privilege given the non-conforming condition of the existing building;
precedence; and it's negligible impacts to adjacent properties.
4. Effect on light and air, distribution of population, transportation and traffic facilities, etc.
While the proposed variance will allow for a new dormer, there is negligible effect on light and air. The
variance will have no effect on anything else.
michael @sumanarchitects.com
141 East Meadow Drive,Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
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SUMAN
PHOTO I South Fa(;ade of existin buildin ppl cant's SE corner unit
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PHOTO 2 cedent dormer at Unit 635
michael@sumanarchitects.com
East Meadow Drive,Suite 211 • 970.479.7502
Vail, • 81657 t
SUM,A N
A R C H I T E C T 5
PHOTO 3- Existin Unit 630 loft to be converted into GRFA
michael @sumanarchitects.com
141 East Meadow Drive,Suite 211 o 970.479.7502
Vail,CO 81657 m 970.471.6122