HomeMy WebLinkAboutPEC130011 Lot 6 Spraddle Creek Memorandum and Attachements 051313TOWN OF
0) VAIL'
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: April 22, 2013
SUBJECT: A request for final review of an amended final plat, pursuant to Chapter 13 -12,
Exemption Plat Review Procedures, Vail Town Code, to amend the platted
building envelope, located at 1067 Riva Glen Road /Lot 6, Spraddle Creek
Estates, and setting forth details in regard thereto. (PEC130011)
Applicant: Michael Noell, represented by Triumph Custom Homes
Planner: Warren Campbell
I. SUMMARY
The applicant, Michael Noell, represented by Triumph Custom Homes, is requesting the
review of an amended final plat, pursuant to Chapter 13 -12, Exemption Plat, Vail Town
Code, to amend the platted building envelope on Lot 6 of the Spraddle Creek Estates
subdivision, located at 1067 Riva Glen Road. The proposal to amend the platted
building envelope would reconfigure the shape while maintaining the area of the
envelope.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with a condition, of the amended final plat.
II. DESCRIPTION OF REQUEST
The applicant, Michael Noell, represented by Triumph Custom Homes is requesting an
exemption plat to amend the previously platted building envelope on Lot 6, Spraddle
Creek Estates Subdivision. The existing envelope would be reconfigured to
accommodate a proposed structure for the site. The reconfiguration of the building
envelope maintains the existing building envelope area of 22,396 sq ft. Specifically, the
proposal would expand the envelope to the north and contract the southern portion
resulting in a change in access from Riva Glen Road to Spraddle Creek Road.
Design Regulations were adopted as part of the development approval of Spraddle
Creek Estates. The regulations were adopted by the Town, but are enforced by the
Spraddle Creek Architectural Control Committee. Staff has listed the relevant sections
of the document in Section V of this memo. Regardless of building envelope, the
proposed residence will need to comply with all applicable zoning and plat restrictions
including but not limited to maximum GRFA, height and site coverage.
A vicinity map (Attachment A), the applicant's written request (Attachments B), the
proposed amended final plat (Attachment C) are attached for review.
III. BACKGROUND
On January 15, 1985, the property comprising Spraddle Creek Estates, approximately
39.55 acres, was annexed into the Town of Vail.
On November 18, 1986, the Town of Vail adopted the Land Use Plan which identified
Spraddle Creek Estates as being within the Hillside Residential land use designation.
The plan identified Spraddle Creek Estates as the single property within this land use
designation within Town boundaries.
On October 26, 1987, through the adoption of Ordinance 38, Series of 1987, the Town
of Vail created and imposed the Hillside Residential District on Spraddle Creek Estates.
Town Staff developed the Hillside Residential District in response to the adoption of the
Land Use Plan.
On April 17, 1991, the Design Review Board granted final approval to the development
of Spraddle Creek Estates. This approval was for roadway design, retaining walls
design, landscaping of entry and common parcels, and adoption of the Spraddle Creek
Estates Residential Design Regulations Including Architectural, Site Development and
Landscape Guidelines for the subdivision.
On February 24, 1992, the Planning and Environmental Commission approved several
variances for retaining wall height and roadway grades in excess of those permitted.
In April, 1993, Town Council approved Spraddle Creek Estates Subdivision.
On July 12, 1993, a minor subdivision was approved by the Planning and Environmental
Commission to adjust the shared lot line between Lots 14 and 15 to increase the size of
Lot 15 to allow for a primary unit and a care taker unit on the lot. Through this approval,
the area, GRFA and site coverage of both lots were also amended.
On September 7, 1993, the Town of Vail adopted Ordinance 11, Series 1993, which
rezoned Tract C of Spraddle Creek Estates from Greenbelt and Natural Open Space
District to Single Family District in order to permanently restrict the lot as an employee
housing unit (gate keeper house).
On April 5, 1995, the Design Review Board approved a change to the Residential
Design regulations for Spraddle Creek Estates to allow for glass expanses in excess of
36 feet.
Town of Vail Page 2
On June 22, 1998, the Planning and Environmental Commission approved an
amendment to the Spraddle Creek Estates plat to allow for interior conversions to
residences which complied with the regulations.
On June 11, 2007 the Planning and Environmental Commission recommended approval
of a request for final plat amendment to allow for modifications to plated GRFA and site
coverage limitations on most lots in Spraddle Creek Estates Subdivision. The request
and recommendation was forwarded to Town Council and Council tabled the request
indefinitely. This application was ultimately withdrawn by the applicant.
Since the recording of the initial plat for Spraddle Creek Estates Lots 3, 4, 9, 12, 14,
and 15, and Tract C have amended the platted building envelopes to accommodate the
design of the structure to be built on the lots.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal:
TITLE 12: ZONING REGULATIONS
12 -21 -14 RESTRICTIONS IN SPECIFIC ZONES ON EXCESSIVE SLOPES:
The following additional special restrictions or requirements shall apply to
development on any lot in a hillside residential, single - family residential,
two - family residential or two - family primary /secondary residential
district where the average slope of the site beneath the existing or
proposed structure and parking area is in excess of thirty percent (30%):
A. A soil and foundation investigation, prepared by and bearing the seal of
a registered professional engineer shall be required.
B. Foundations must be designated and bear the seal of a registered
professional engineer.
C. A topographic survey prepared by a registered surveyor, with contour
intervals of not more than two feet (2'), shall be required.
D. Structures must be designed by a licensed architect.
E. Site coverage as it pertains to this chapter, as permitted by sections
12 -6A -9, 12 -68 -9, 12 -6C -9 and 12 -6D -9 of this title, is amended as
follows:
Town of Vail Page 3
1. Not more than ten percent (10 %) of the total site area may be
covered by driveways and surface parking.
2. In order to protect the natural land form and vegetation on steep
slopes, not more than sixty percent (60%) of the total site area may be
disturbed from present conditions by construction activities. The design
review board (DRB) may approve site disturbance in excess of the
sixty percent (60%) maximum if specific design criteria warrant the
extent of the requested deviation.
F. A site grading and drainage plan shall be required.
G. A detailed plan of retaining walls or cuts and fills in excess of five feet
(5) shall be required.
H. A detailed revegetation plan must be submitted.
The administrator may require an environmental impact report as
provided in section 12 -12 -2 of this title.
J. A minimum of one covered parking space shall be provided for each
dwelling unit.
K. Setbacks, as they apply to this chapter, as required by sections 12 -6A-
6, 12 -68 -6, 12 -6C -6 and 12 -6D -6 of this title, are amended as follows:
There shall be no required front setback for garages, except as may be
required by the design review board. Garages located in the front
setback, as provided for in this section, shall be limited to one story in
height (not to exceed 10 feet) with the addition of a pitched or flat roof
and subject to review and approval by the design review board.
L. Retaining walls up to six feet (6) in height may be permitted in the
setback by the design review board when associated with a permitted
garage as referenced in subsection K of this section.
TITLE 13, VAIL TOWN CODE: SUBDIVISION REGULATIONS (in part)
13 -2 -2 DEFINITIONS
EXEMPTION PLAT. The platting of a portion of land or property that does
not fall within the definition of a "subdivision", as contained in this section.
13 -12 -1: EXEMPTION PLAT REVIEW PROCEDURES PURPOSE AND
INTENT:
The purpose of this chapter is to establish criteria and an appropriate
review process whereby the planning and environmental commission may
grant exemptions from the definition of the term "subdivision" for
properties that are determined to fall outside the purpose, purview and
Town of Vail Page 4
intent of chapters 3 and 4 of this title. This process is intended to allow for
the platting of property where no additional parcels are created and
conformance with applicable provisions of this code has been
demonstrated.
13 -12 -2: EXEMPTIONS IN PROCEDURE AND SUBMITTALS:
"Exemption Plats"; as defined in section 13 -2 -2 of this title, shall be
exempt from requirements related to preliminary plan procedures and
submittals. Exemption plat applicants may be required to submit an
environmental impact report if required by title 12, chapter 12 of this code.
13 -12 -3: PLAT PROCEDURE AND CRITERIA FOR REVIEW:
C. Review And Action On Plat: The planning and environmental
commission shall review the plat and associated materials and shall
approve, approve with modifications or disapprove the plat within twenty
one (21) days of the first public hearing on the exemption plat application
or the exemption plat application will be deemed approved. A longer time
period for rendering a decision may be granted subject to mutual
agreement between the planning and environmental commission and the
applicant. The criteria for reviewing the plat shall be as contained in
section 13 -3 -4 of this title.
SPRADDLE CREEK ESTATES RESIDENTIAL DESIGN REGULATIONS (In part)
I. INTRODUCTION
Spraddle Creek Estates represents a unique residential development
opportunity in one of North America's premier mountain resorts. Located
in one of the last prime development sites in Vail, Spraddle Creek offers
all of the qualities of a world -class neighborhood: a beautiful natural
mountainside setting, outstanding views of Vail mountain and predominant
southern exposure, privacy and security within the enclave of residences,
and convenient location within the Town of Vail. In order to maintain and
strengthen these intrinsic qualities of the Spraddle Creek setting and to
promote value, quality and harmony with all new development at Spraddle
Creek, the developers of Spraddle Creek have established these
Residential Design Regulations.
The purpose of these criteria is not to limit of inhibit the creative design
process of individual owners and their consultants, but to establish the
bounds within which design will be acceptable to the community at large.
The Residential Design Regulations are established to ensure that certain
criteria and design disciplines will be in effect which will cause the
development of the community to grow in as integrated and compatible a
manner as is possible. These criteria have been developed to act as
reasonable guidelines, and are not intended to be the absolute limits to
design concepts of the custom solution for each and every residence.
Town of Vail Page 5
These criteria and standards shall form the basis for evaluation of plans
and specifications submitted for review and approval to the Spraddle
Creek Architectural Control Committee.
IV. SITE DEVELOPMENT GUIDELINES
4.1 Introduction
The preservation of the natural characteristics and setting of Spraddle
Creek Estates is critical to the overall quality of proiect intent. In order to
preserve the inherent attributes of the Spraddle Creek site topography,
vegetation, orientation to sun exposure and views of Vail Mountain and
the upper Vail Valley, guidelines have been established that will minimize
the physical and visual impacts associated with development and provide
continuity of site specific elements within the subdivision.
4.3 Building Envelope
The building envelope is the portion of each lot within which all
improvements must be built including buildings, accessory buildings, site
walls, fences, screens, recreational improvements, etc. Landscaping may
occur outside the building envelope.
The building envelope has been established for each lot based on the
natural topography and features of the lot, views, and relationship to
adiacent building envelopes. The purpose of the envelope is to reduce
uncertainty of neighbors as to which view corridors might be impacted by
future construction, and to help insure that structures blend in with the
surrounding landscape, rather than dominate it. Owners should refer to
Spraddle Creek Estates final plat in order to clarify lot property
boundaries, building envelope, allowable gross residential floor area
(GRFA), etc.
With the prior written approval of the Town of Vail Design Review Board,
encroachments outside the building envelope may be permitted for
driveways, drainage structures, utility installations, sidewalks, and garages
that meet the requirements of the Town of Vail Municipal Code.
4.4 Building Siting
All buildings and other site related development must be sensitively
integrated into its natural setting. Most of the building sites have
significant existing vegetation and varied topography. The natural
features of each lot must be utilized in an environmentally sensitive
manner, and must conform to stylistic characteristics of the architectural
design theme.
Buildings, structures and other improvements should blend with the
natural setting, in order to minimize the impact of the development on the
Town of Vail Page 6
site. Building forms and massing shall respond to the site characteristics
of slope and topography. Buildings should step with the site,
accomplishing level changes through composition of forms rather than
extensive site grading. Exposed building profiles and harsh angular forms
which contrast with the natural environment should be avoided.
Location of buildings and other improvements must also consider impacts
on adjacent and surrounding properties. No structure may be placed on
its site in a manner that substantially impairs the view from and other lot.
4.6 Grading and Drainage
Lots which have an average slope of the site beneath the proposed
structure and parking area in excess of thirty percent (30%) are subject to
the requirements of Vail Town Code [Sec. 12- 21 -14].
In order to meet Spraddle Creek's goals of preservation and enhancement
of the natural amenities on the site, all on -site improvements should be
sensitively planned to minimize the disruption to the existing
topography. Excessive grading is discouraged. Where grading does
occur, the following standards shall be incorporated for sensitive siting of
improvements:
1. The maximum slope for areas of cut and fill shall not exceed 2'
horizontal to 1' vertical (2: 1).
2. Bedrock which is exposed in a cut slope may exceed the maximum
2:1 slope. The cut surface of the bedrock should be `sculptured' to
create an irregular profile which approximates natural rock
outcroppings on the site. Planting pockets may be created in the
`sculptured' rock for grasses and forbes.
3. Horizontal and vertical variations in the graded cut and fill slopes
create a more natural ridge and valley configuration. Such
undulations should relate to the adjacent natural slope variations.
Long slopes should be varied to avoid the appearance of long flat
surfaces.
4. Slope rounding creates a softer, more natural appearing slope
configuration and promotes rapid re- vegetation at the fringe of
disturbed areas.
5. Building pad, foundation excavation, and access drives shall be
designed to minimize disruption of existing trees and -ground cover.
6. All grading should occur within the building envelope unless the
grading is necessary for a driveway and /or garage, or other
improvements located outside the building envelope.
A master drainage plan has been prepared for Spraddle Creek Estates
and a copy of this document should be obtained by each lot owner or his
architect at the Pre - Design Conference with the [Spraddle Creek Estates]
ACC [Architectural Control Committee].
Town of Vail Page 7
V.
a
LTM
SITE ANALYSIS
Address:
Legal Description:
Zoning:
Land Use Plan Designation
Current Land Use:
Geological Hazards:
1067 Riva Glen Road
Lot 6, Spraddle Creek Estates
Hillside Residential (HR)
Hillside Residential
Vacant
Medium Severity Rockfall
Moderate Hazard Debris Flow
Standard Platted /Required Proposed
Lot Area 82,050 sf (1.88 acre) no change
GRFA 8,220 sf no change
Site Coverage 7,370 sf no change
Envelope 22,396 sf no change
SURROUNDING LAND USES AND ZONING
REVIEW CRITERIA
The purpose section of Title 13, Subdivision Regulations, is intended to ensure that the
proposed subdivision is promoting the health, safety and welfare of the community. The criteria
for reviewing an exemption plat shall be as contained in section 13 -3 -4 of this title which are as
follows:
(1) The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in the
Vail Comprehensive Plan and is compatible with the development objectives of
the town; and
The Vail Land Use Plan designates Spraddle Creek Estates within the Hillside
Residential land use category. The Hillside Residential category states the following:
Town of Vail
"This category would allow for single family dwelling uits at densities no more
than two dwelling units per acre. Also permitted would be typical single family
accessory uses such as private recreational amenities, attached caretaker units,
or employee units and garages. Insitutional /public uses would also be permitted.
Page 8
Land Use
Zoning
North:
Residential
Hillside Residential
South:
Residential
Hillside Residential
East:
Residential
Hillside Residential
West:
Residential
Hillside Residential
REVIEW CRITERIA
The purpose section of Title 13, Subdivision Regulations, is intended to ensure that the
proposed subdivision is promoting the health, safety and welfare of the community. The criteria
for reviewing an exemption plat shall be as contained in section 13 -3 -4 of this title which are as
follows:
(1) The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in the
Vail Comprehensive Plan and is compatible with the development objectives of
the town; and
The Vail Land Use Plan designates Spraddle Creek Estates within the Hillside
Residential land use category. The Hillside Residential category states the following:
Town of Vail
"This category would allow for single family dwelling uits at densities no more
than two dwelling units per acre. Also permitted would be typical single family
accessory uses such as private recreational amenities, attached caretaker units,
or employee units and garages. Insitutional /public uses would also be permitted.
Page 8
These areas would require sensitive development due to slopes, access,
visibility, tree coverage and geologic hazards. Minimum buildable area of 20,000
square feet would be required per dwelling unit. "
When Spraddle Creek Estates was initially platted and zoned conformance with the Vail
Land Use Plan, Town of Vail Zoning and Subdivision Codes was verified. Upon the
Spraddle Creek Estates plat, gross residential floor area (GRFA) and site coverage were
restricted below the maximums permitted within the Hillside Residential district. The
proposed design for the structure will be required to conform with the Hillside Residential
district and platted requirements.
This proposal is to amend the platted envelope on Lot 6 to accommodate a design for
the structure on the lot. The existing platted building envelope was located on the lot
anticipating access off of Riva Glen Road which is located on the downhill side of the lot.
The adopted documents for Spraddle Creek Estates did anticipate that access might
come off of Spraddle Creek Road and identified it as a potential access point. The
proposed structure is designed to obtain access off of Spraddle Creek Road. The
proposed change in access and the design of the structure necessitate the need to
reconfigure and pull the building envelope north on the site to be proximate to Spraddle
Creek Road. The proposed relocated and reconfigured building envelope will maintain
the existing area of the platted envelope.
Staff believes the proposal to relocate and reconfigure the building envelope on Lot 6 is
in compliance with this criterion.
(2) The extent to which the proposed subdivision complies with all of the
standards of this Title, as well as, but not limited to, Title 12, Zoning Regulations
and other pertinent regulations that the Planning and Environmental Commission
deems applicable; and
The proposal to amend the building envelope on Lot 6 remains in compliance with the
standards of Title 13, Subdivision Regulations, and Section 12 -6A -1, Hillside Residential,
Vail Town Code. When Spraddle Creek Estates was initially platted and the
accompanying Hillside Residential Zone District adopted and applied to the subdivision
Lot 6 was in full compliance. The current proposal is to change the configuration of the
platted building envelope, while maintaining the current area of the building envelope.
Staff believes the proposed amended final plat which proposes to amend the building
envelope for Lot 6 is in compliance with this criterion.
(3) The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives; and
The proposed amended final plat does not increase the number of lots or configuration
of the existing lots within the subdivision. Staff believes that the proposed changes to
the building envelope for Lot 6 does not have a negative affect on the elements listed in
this criterion.
Staff believes the amended final plat complies with this criterion.
Town of Vail Page 9
(4) The extent of the effects on the future development of the surrounding area;
and
Staff believes this proposal will have no negative effects on the future development of
surrounding areas for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(5) The extent to which the proposed subdivision is located and designed to
avoid creating spatial patterns that cause inefficiencies in the delivery of public
services, or require duplication or premature extension of public facilities, or
result in a "leapfrog" pattern of development; and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(6) The extent to which the utility lines are sized to serve the planned ultimate
population of the service area to avoid future land disruption to upgrade under-
sized lines; and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(7) The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole; and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(8) The extent to which the proposed subdivision results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural
features; and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(9) Such other factors and criteria as the Commission and /or Council deem
applicable to the proposed subdivision.
Town of Vail Page 10
VIII. RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves with a condition, the request for final review of
an amended final plat, pursuant to Chapter 13 -12, Exemption Plat Review Procedures,
Vail Town Code, to amend the platted building envelope, located at 1067 Riva Glen
Road /Lot 6, Spraddle Creek Estates, and setting forth details in regard thereto. This
recommendation is based upon the review of the criteria in Section VII of this
memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this exemption
plat, the Community Development Department recommends the Commission pass the
following motion:
"The Planning and Environmental Commission approves the Amended Final
Plat, Spraddle Creek Estates, Lot 6, Town Of Vail, Eagle County, Colorado
pursuant to Chapter 13 -12, Exemption Plat Review Procedures, Vail Town Code,
to amend the platted building envelope, located at 1067 Riva Glen Road /Lot 6,
Spraddle Creek Estates, and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this final plat
amendment request, the Community Development Department recommends the
Commission applies the following condition:
The applicant shall record the plat entitled, Amended Final Plat, Spraddle
Creek Estates, Lot 6, Town Of Vail, Eagle County, Colorado, prior to the
submittal of a building permit application.
Should the Planning and Environmental Commission choose to approve this final plat
amendment request, the Community Development Department recommends the
Commission makes the following findings:
"I) That the amended final plat is in compliance with the criteria listed in
Subsection 13 -3 -4A, Vail Town Code; and
2) That the amended final plat is consistent with the adopted goals, objectives
and policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
3) That the amended final plat is compatible with and suitable to adjacent uses
and appropriate for the surrounding areas; and
4) That the amended final plat promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
natural environment and its established character as a resort and residential
community of the highest quality. "
Town of Vail Page 11
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's written request dated March 21, 2013
C. Proposed amended final plat
Town of Vail Page 12
Spraddle Creek Estates, Lot 6
e This map was created by me Town of Vail GIs Team. Use of this map should be for general purposes only. The T n of Vail does not warrant the accuracy of Ne mfonnation contained herein.
Feet where shown, parcel line woM is approximate)
0 150 300
Last Modified: April 17, 2013 TOWN OF UAIC
3.21.2013
Spraddle Creek Estates, Hillside residential
Lot 6
1067 Riva Glen Road
Vail, Colorado 81657
Description of the proposed Lot 6 building envelope change
Triumph Custom Homes
www.triumphdev.com
The owner of lot 6 at Spraddle Creek Estates is proposing to move and reconfigure the existing
building envelope. The property is undeveloped and the size of the envelope is not being changed.
The existing building envelope is an approximate rectangle shape with slight variations. It is
approximately 255' in the east west direction and 110' in the north south directions. The existing
envelope is located in the south west corner of the lot, tucked into the easement setbacks. Tight
against the west easement set back AND tight against the south setback.
The south west corner moves to the north and east to have more of a linear shape as this lot is very
steep in nature. With this horizontal shape, the home follows more closely the natural contours.
Existing building envelope size = 22,398 sq.ft. / proposed envelope size = 22,397 sq.ft.
Reasons for Lot 6 building envelope change
The proposed lot 6 building envelope change promotes harmony, reduces impact on neighbors to the
east and allows for overall better design with less impact to the steep site. The balance of the lot
between driveway access, building bench, ht. and retaining walls was a delicate balance on this site.
This building envelope move allows for the best results in the above mentioned items.
Spraddle Creek master plan demonstrates access to Lot 6 from below, off Riva Glen Road
AND from above off Spraddle Creek Road. The owner has selected the above access from
Spraddle Creek Road. This has been discussed and initially approved by Public Works. The
new address is 1000 Spraddle Creek Road. This move and associated access is one of the
driving forces to move the building envelope. I have attached the master plan showing the
different options for access.
Moving the envelope to the east and north on the site allows for the vehicular access to come
in at a more natural slope following the existing grades / bench. As we raised the design,
this allowed the driveway to reduce from 15% to the existing design of 10% through the
center portions of drive. At both ends we graduate down to 8% then 6% then 4 %. As we
entry off Spraddle Creek Drive AND entering into the auto court this is down to 1% slope.
This raise up and lowing the grade allows for a safer entrance and exit off the driveway.
P. 970.479.9990 12 Vail Road, Suite 700, Vail, CO 81657
Moving the building envelope to the east, allows for increased separation between building
envelope and the adjacent home to the west. This proposed envelope change supports the
Spraddle Creek guidelines' intent to create privacy between homes. On page one the
Spraddle Creek design guidelines state, "The Residential design guidelines are established to
ensure that certain criteria and design disciplines will be in effect which will cause the
development of the community to grow in as an integrated and compatible manner as
possible... and to promote value, quality and harmony will all the development at Spraddle
Creek." This move allows for a 50' further separation between the existing home and the
new master suite on the proposed home.
The more east west oriented building envelope also allows the house design to better respond
to the natural land forms by orienting parallel with the topography. On page 4, the building
sitting, "Building forms and massing shall respond to the site characteristics of slope and
topography." Grading for the home is currently designed to be a balanced site, no export
and no import. As we cut on the north side, this will become the fill for the building bench
on the south side. The north exterior walls will work as retaining walls for a portion of the
cut. The remaining cut / grade will be achieved through boulder retaining walls.
With the proposed new envelope, grading outside the envelope on the southern visible areas
of the site is integrated into the landscaping design. Chasing the grades will require some of
that work to occur outside the revised envelope. Grading above the home on the north side
is for drainage and will be concealed by the home. Significant new landscaping will be
planted around the home and enhanced native grasses will be planted on any disturbed
areas. Site walls outside the envelope for the garage and driveway will comply with the
guidelines' three foot maximum ht. in the front setback and 6' on the remaining site with a
minimum of two feet between walls.
There are many precedents of building envelope changes in Spraddle Creek, which
demonstrate that in many cases the original envelopes were not the best solution for the site
and potential home designs. The previously approved building envelope changes have
created better homes and promoted harmony between neighbors.
If the building envelope is not adjusted, there will be a overall greater impact to the neighbor to the
west. The home would need to be taller, with a third story, to achieve the GRFA. The proposed
driveway will be steeper as the home would be located lower on the site. Retaining and landscaping
will be forced down the hill and steeper to "catch up" with the existing grades.
www.triumphdev.com
Overall the resulting design would be less successful and harmonious for the neighbors.
www.triumphdev.com
i
i ...e�
Optional
Driveway
9
MI
h e h o/ W
LI 2]
a
A.
►tea -�"��� ,,r �.,
-
�� .w
t
.,. To Stables
k
a
Vista Bahn
Owner's Padong at
Gold Peak Facifities
m-04 HIM r-.m
0O, .�� O
o (O I .
o��CD ztl�NZ I
op ((.4 III II \ c
70 I
m \ z I I
0) ° ! Z z co 01 W I,' ° I
Co 0) .A \ c> w
CD v cn I
N
IN
w > ii D m
NC��rMO � � i zc I
m I� " pp II II II II �I K X
I,i z N CCn Ul W 00 WO O BASIS �OF BEARINGS ' > I I
m N 02 °48 30 E I
< . VrnNCOO�''; I — 255.44 I
N D c" I
III cnn�r�ll r------ - - - - -- ��
III
Cn N N W 00
OCAN�O�
a °' ° V N 00 O O °- g0 rn V I
M., �'
0
C4 D /
N O / \w s3 000. �0 oQ, I
CD ° Ca0
m 0 C, cn r
cn
rt k N I
CID V / J i / rrT
3 F_ C4 ° J � �o warn /
11) cn
0_0 rNn O D / / mCO / m
<o c Cn
° 0 ° m z 0) O O O O o � �° (D° f z o n T (n m �
-0 0 J r N
y
(D O v f o �_NV� /
to v / �/ �m m Cn \ D
Do
O / / / / J O(p O \\ m
3 (D N 00 cP m
CID ` 0 o o m
rt
D
rn o � N D_N / / C� No°C° / / /c o` / �Q` !2
(D ,a X, ° N O �- / O) Gi of / N .P ITI co
M NDz p �Z A i (A N
o OCM / / / �m / / / O WU'i
((D -0
/ < -0 m / / / U) z
V_cNn
/ /
m
C) co mD czn // o� oNo
m II , ---i N N / rn m N r m
py0�� Off' // \ \`sc'\ / (1;,� °ON'of ao(�-� / ^� ���
^� / J pcn O nZ
W ITI/ � _u
\ O �
D
a m n
�'Q N II z
r �7 D z
o C7 � o
.� �a'� / �•
co O cn II II II
00 D
ao cn 00 Cn
W O
pti° N //
n(o::) �O� // �NNNO -WP c
OGj o / o Dp // �W "�O—� co
O / of W 07 y n
61 00 m
0
0
oa
m
a cL 0- L4
°j \ \ \•` / 6s • � O� % ` \\ O � �O 00 rn 3`0 ?cz�c rn �—C) me 0-0 �or nfi�/ R7 - aam mm
0 O' o a ° 0na=(° D
N
rn (n Z / 3 o� cv m°
---I
CT
o a fi 0O = D cO 1:: C/) o 3 G Cn n
J \1 p X mom D
\ y O O D p o O a� z 00 O 10
O 0o qm0 < m oti °,°0 O
° o - � ° o 3 a 7
WCn -P000 \
voCD�= ort v ZED) -T oA ja�IOCD0 �m N3= ,:o�
amoo �-
CIII 0 o3 0 Q O s- (p � ( O o 3 N CTI W O 0 m 0 m _ Co (n 3 3 �A
O < `� Do � fl
_ O m
Z Z Q (D _* (n (D 3 D ` l O (DD Cl
�Z ao� s� �3(�<D �o
z a ° ,� 3 (D CID
0 C7 O U o r+� �� CD rt C (D +
m
c�r�r�D ° r'3
oo�lAAl IMI II II ° °< °° ° °_ =3 cD
II NN mo,� om ax. °'3 Nct 10z
D '^ 00 Ut c0
OWN�W ma:m mo �� c 0 300 C/1
zc> �CTICn0-)00 �° 0 m 3 3 °03 =0
no N� V�Cn ° v < CID ° may' n O
m °
ITIM 0 ° =m (D ° c0m 0)
m - °rt 0 °= 3 ao�Q rn
a�-o
Lo
m o `< � `` o 000 o c ' m m
s = o
z a m = CD •<
m :3 + o O rt fi Q
3 rt 0 N
D. l 3 N r''
_rt (n O \
0 = N
r cn �', 5' o
)n -m{ N
W�
O ?
nr�r�D
coo II II II II
v II N00(Jl c°n co ao 0 1 1 1 1 I acKoo � z K oI 13 n to CD D m �O m °°5000-0 ONr W� (�
'_ -i 01 T+`� O c a x �� co0(n0.
o� °° o00o rt °= m O
_ CO' a= rt n �% = r _ = 1 I m O D a (D (D = m 3 -m 0 < - c = 0 .-O
O�IOGJ �a m I I I I I o��aa m °I con cl I ° ,� I � ° m °m mox- 0 °c�
\ O CTI I I I Cl) ° I I I I I I u, o 0 1 1 z m u, � 1 v> I (D c �� °_° c ° gy m ° e rn (D cf) N _ O ED o � I V) < m 0 a (nom a o" C) ?I
I m cn I ° rt ,a I ° rn n ° m O a c°
Qp � 0 1 � I (n 1 s I I I I 1 0 zr rt m 1 3 � I I m O I :3 ° m° m (o = C7
I =I =1 CD �' I I I I a�0(D X c1 33 �I I `_° O m I -"I o1 I I ° o �,Q3- oa_ °.�N �('' -o D
r O I �I o 1 00 I I I I I `� O v1 N ao1 1 j. m I = I � 1 I I 3 m o j o ��•° ° m 05.2 = 03 m
W I ° I 0 Oo I I I I I I �� o D O I o 0 0l I 1 m I 10 so (n .aw o f CU 2: (D N� O
z 11 v1 ? w� I I I I I I m ° IT I a0 °I I c=n I I v1 1 z = ��v o o ° O m O� v
I `.I I I n +o r v o 0 O
I I I
C) =3 I I I I I 1 m �_ I o x I I I I 1 1 I I I o zo �� c o rt m = �n o rt m CD ID I I I O° m I I I I < �O I :3 I I c 1 I I 1 I I 1 m �= o� v� mrno aoI S p
D I I I �3 n °< I I I I I o o `� O I a� I I I I I I 1 I I mom 0 3 m �o� o (° u, y
I 1 1 1° ° I I I I I ° ° I (D I fi 1 I I I 1 1 m 1-° s0 CD �° TO c m � rn
I I I 0) X-3 ° I I I I I v 3 I ° 1 I D I 1 1 1 I I Ia o ° � ° N ° w Q o Q <i°� O
I I I off° I I I I I ° o°° 1 1 1 ° 0 1 I I I 1 I I o (D o (-D aa° m �° °•o Z b
I 1 O= -= 1 I 1 0 1 I I I 1 I I o 3 m (n ,= °:a= ° (° !D (D D 1�
o c�� I I I I 1 1 1 1 I I ° m CO m a0 5:° o ° = Z
rt° a I I I p° I I I I 1 I I 1� ° rt�0 a° o(n. 0 (D Q o v
I I I I I I ° ° I I 1 I 1 I I 1 I I I ° o o o ao m 0 0-0
� N(°i °� � O
I I I I I I - °_rn I I I =
No I I I I I I _ - - °m CA I I o w° I I 1 I I I �' ° 3� O° �o °.CA 0- o Z
cn I I I I I 00om 1 1 < m I I I I I m =o -0�=a= = o o m 7
0 (D 1 1 I I I I I Nc�o I 1 m1 I I I I I rt ;EnmED (Dm�a ty(D
I I I I I I I
:3 1< °�� 0 (D (D (n rt +� !mom � 0
1 I I I I I I a ° O I I I I I I I I c ��0 o sa 00 ° n(D 0
1 I I I I I I I �o m 11 m I I 1 I I I ° (n �' (n ov m O0o rt o T.
()
I I I I I I I rn 0o I 3
I I I I I I o" 3• I 0) I o I I 1 I I I a0 = m= �= o a ° 0 m o 3 °m
1 1 I I I I I c o�� I I m I I I I o arta� 0_03 a 0 m 3 am -
1 I I I I I I I 3oao �I 3 I I I 00 ort <oa �Q°o °off ^�
1 I I I I I I °°Q� 0 1 rt 1 I O :3 m=r r(° a°- 3os m °o ,1�1
I I I I I I _s o 0 o m 0 °
I I I I I
CD 0) I 0 I o-(°(°noCD°rtm mmm (o
I I I I I fi r' I
0) �, 1 l I V1 1 I 1 1 ('' o � n c �m 0 m < o (D -° �o m t7' 121 o•3a °° <
D
CD o (D o
rn rt ° ° 0 o 0 0 o � m ° n , (D
v � co --oo O (o _.
m i° ° o� ° _
0 ?° n m o
o ° rt• (p`G a ° 0 0
o °
C3m C i°
D oo (D o (o o = 1< m � zr
O clo
0 o a 0 0
J
O
I I I I I
I I I I
v
\ L
O
�I ° c ° - 0 � 1 D 0 -0 c)(nI I E 0(n (D 0 � 0 r•- In
w 01 !n' 1 n o 'O W m O O ° 3 ° rt �� O c 3 O
m o1 ° u, rt m i i l N o f I o v, O v°, ° (D 0 C CL
° _= I m 3 Z o= 1 I Q c rn m 3 °
° cl ° =Wm �9 I � 3� Z ° I I = =3�
0 c 001 E'•� Z a =I I� oa(D�;o(�°�m
z I in -ova < I o G7 mm1 1 `� 5*
0 =CD 00 V
I 1 n 1 o v o 1 I o° v, m o 1 = o Z NaI 1 3 o° o
I ((b 1 a I° (n ml I 0 a� O I _s v rtl I (CD 3 a= ° o° n
01 a o- m �I 1 �'mm m o 1 (�� m 0) 1 1 CD -°- a3a(D
o I I a D�D o I ° Z cn I 10 ° rt°° V, *I
1 m1 °° OI I oo X o I < ° I I- (=i(D0 =co< O
1 0 1 a °m of a Sao (mn o f I p I � (Dr°(DO='m3 y
CID 1 1 c I l Vl fi1 °< o :7 1 I o I om o< c °-0 m
(D I m< ((D I I< m I =- �
1 1 _0 0 0 1 0 fi°o(D v I as z I 0� °mna
1 1 0 0 a I I (o < I °< r I ort _0 a0 ao 3
Z r. I I a(°n m I 0 () 1 w�
1 I 0 -DI I I (on 0 1 I m 1 s `(�vm� ao o
1 1 1 m m I I 2. I I � I = CDa O °30 57
I 1 1 I O 1 1 (D 0 1 1 f N 1 a CD 0 CL ° c
I= z I ° °oocn
v N 1 1 °' I I o f 1° 1 a o =°° o s�
Z w I I I 1 (° I 1 = I s 10 I rt° = aa° °-
m cl 1 I 1 I 0 I I o f m I 1 0 ED
=- En
—9 s -°- o
M1 1 I o -+ I I w'I = I = ° (D° -°o O° a
s I I I I 0 2: � m m f
Z 1 I co ° 1 m m c7 I I C7 ° 0° rt= (� (n
u I 0 n D ° 1 ° <. X 0 1 1 _ �' cD 3 (D =r
0 1 1 o N �1 30m1 1 to0�3���
D w I 1 a W a1 0 0° 1 Da 1 moo 0 3" m
v 1 o a ° _ °
1 (D �'1 Q n- I = c �° rtoc=n
w 1 o c 1 x 0 3 I N< o Qa0 ? c° a
N I m =1 3 5' I o� FA* <� o (D EL
Sam
I �� _
� o= 0 3 o m
Lai
1 0 Q I o .
I
o I 1
w
m O
N a 1 I
O W
W
LOT 14 20' DRAINAGE EASEMENT
STORM SEWER MANHOLE
N 87011'30" W - �j61.13
60.00
yFOUND PIN & CAP^ �3o by 10 a
EL= 8549.82' S6' S
p 10.0
8576.9
N GUARD RAIL
EDGE OF ROAD
C S /$575.6 OUTLINE OF BLOCK
Ca RETAINING WALLS
Sn
❑= 159'19'17"
LP ° R =75.00
L= 208.55
1� T= 411.09
° 8572.0 LC= 147.56
30 0 30 60 90 Feet L ° CB =S 13'08'52" W
N �
`8570.5
3 ° S66030'46"W
2 567.0 44.39
LOT 5
00 8567.4
BUILDING
N ENVELOPE
0 o 565.9
a
N N
Lu
°
t \ _
Iv
T !q
v Q&.
z S0 , .
15.0
❑= 67030'35 "-,"
R =50.00
L =58.91
T =33.42
LC =55.56
CB =N 53&26'12" W
BLOCK RETAINING
❑ = 46'34'03"
R =30.00
L =24.38
T =12.91
LC =23.72
CB =S 42'57'56" E
S 66* 14'57n E - 45.64
41199 •
■ • BO 0
■RD 81632
(970)949-1406
\\0= 58'33'49 LOT 6,,
R =70.00 82,050 54 FT
L =71.55
WATER V` E
3760) UTILITY STUB
a
470.7
DGE ROAD'
FIRE HYDRANT
A= 10'48'07"
R= 505.00
L =95.21
T =47.75
LC =95.07
CB =N 60'50'54" W
s•,
� g S7
�- gJn00
PHON
PE�CABL
❑ =33■ 34' 16"
R= 195.00
L= 114.26
T =58.82
LC= 112.63
CB =N 49'43'38" W
8555.6 01
b
�ry
8552.9
�. T
IL
\moo
r
0�4
w�
1 ,
8544.4
BUILDING Q
ENVELOPE ' .ate
J
ELECTRIC METER /' NQ gyp • , , \
ELECTRIC ��aO�
TRANSFORMER 8486.7 •t9���T�
F
T
[boa
Ion 8494
V. � J
sIj
RETAINING WALL
BOULDER
`40' UTILITY
EASEMENT\
'8540.7
FIRE HYDRANT
�- �• \ �° 20.0
r. 7' STONE
r
T
o
SLOPE MAINTENANCE
8504.3 EASEMENT'
31K
8508.0
8510.3
NOTES:
1) DATE OF SURVEY: 11/21/97, UPDATED 12/17/12
2) SURVEYOR HAS MADE NO INVESTIGATION OR INDEPENDENT SEARCH FOR
EASEMENTS OF RECORD, ENCUMBRANCES, RESTRICTRIVE COVENANTS,
OWNERSHIP TITLE EVIDENCE, OR ANY OTHER FACTS THAT AN ACCURATE
AND CURRENT TITLE SEARCH MAY DISCLOSE.
3) NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL
ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS
AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY
ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE
THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN
HEREON.
4) SEE PLAT OF SPRADDLE CREEK ESTATES FOR NOTES ON SOME BUILDING
RESTRICTIONS.
5) BASIS OF ELEVATION: SPRADDLE CREEK AERIAL CONTROL
6) 1.0' FOOT OF SNOW ON LOT AT TIME OF 12/17/12 UPDATE; SOME FEATURES
MAY EXIST BENEATH SNOW THAT ARE NOT SHOWN ON THIS DRAWING.
7) THIS SURVEY AND THE INFORMATION CONTAINED HEREON IS THE PROPERTY OF
EAGLE VALLEY SURVEYING, INC. AND IS INTENDED FOR THE SOLE USE OF THE
ORIGINAL CLIENT ONLY. ANY USE OF OR TRANSFER TO OTHERS IS PROHIBITED.
8) BASIS OF PROPERTY LINE LOCATION: BLM MONUMENTS FOUND AT THE NW, NE
AND SE BOUNDARY CORNERS OF SPRADDLE CREEK ESTATES.
4 - DENOTES A 0.3 - 0.7 DIAMETER CONIFEROUS TREE
CIE - DENOTES A 0.3 - 0.8 DIAMETER DECIDUOUS TREE
SURVEYOR'S CERTIFICATE
I, Stan Hogfeldt, a Professional Land Surveyor registered under the laws of
the State of Colorado, do hereby certify that this topographic survey was
made by me and under my supervision, and that the survey is accurate and
correct to the best of my knowledge.
Sta H •Idt
Coll P 3 98�Z3
Date:_
❑= 24256'56"
R= 205.00
L =89.26
T =45.35
LC =88.56
\ CB =S 45'24'58" E
° 8531.7
S 57'53'26" E - 47.58
_ 8529.6
T
d =29' 10'26"
R= 210.00
L= 106.93
T =54.65
LC= 105.78
CB =N 70'02'03" W
�T
8513.2
A= 103- 16 09
R =10.00
L =26.75
T =42.09
LC= 19.46
CB =S 1944'39" W
UPDATED: 12/18/12
UPDATED: 11/25/97
PATRICK FILLIETTA2 9/9/97
RMT
ARCHITECTURE INTERIORS PLANNING
Architects, PC
PO Box 7630
Avon, Colorado 81620
Tel (970) 949 -0916
Fax (970) 949 -1017
www.RMTarchitects.com
STAMP
V
PC
C�
O
P4
4�
v
"~
PC
� O
O
� o
� o
0
ISSUED
FOR:
No.
Date
Remarks
A
04 -15 -13
Spraddle Creek - Sketch
B
04 -19 -13
Revisions
D
05 -07 -13
Spraddle Creek Final
PROJECT NO:
12406
PHASE:
SD
DRAWN BY:
RMT
CHECKED BY: RMT
Survey
SHEET NAME
A1,81
SHEET NUMBER
�P
O
G
�0
h1
15' SIDE TBACK /
N
o
�,�o /
Ile / &
� o -
�o� / ooh
/
/
/I
Q s
G P
J p°))' 0 07
EXISTING BUILDING ENVELOPE
N\
15' SIDE SETBACK
PROPOSED LIMITS
OF CONSTRUCTION
DISTURBANCE
PROPOSED BUILDING ENVELOPE
PROPERTY LINE
VI
�P
G�
20' FRONT SETBACK SPRAD
..O� ESE
PROPOSED LIMITS
OF CONSTRUCTION
DISTURBANCE
CREEK
06
GLEN
ROAD
(5 0' F - 0 .\N )
30 0 30 60 90 Feet
(5 0 � R. 0. W.)
�P
0;�P
20' FRONT SETBACK
SITE PLAN,
1" = 20' -0"
NS, ".b
If,.
�D
RMT
ARCHITECTURE INTERIORS PLANNING
Architects, PC
PO Box 7630
Avon, Colorado 81620
Tel (970) 949 -0916
Fax (970) 949 -1017
www.RMTarchitects.com
STAMP
(u
V
C�
O
P4
4�
V
"~
PC
C�
� O
0
O o
� o
0
� U
O
ISSUED
FOR:
No.
Date
Remarks
A
04 -15 -13
Spraddle Creek — Sketch
B
04 -19 -13
Revised Site Plan
C
04 -29 -13
TOV — PEC
D
05 -07 -13
Spraddle Creek — Final
PROJECT NO:
12406
PHASE:
SD
DRAWN BY:
RMT
CHECKED BY: RMT
Site
Plan
SHEET NAME
A1,82
SHEET NUMBER