HomeMy WebLinkAboutSetback memo 07.01.09
Physical Address:
90 Benchmark Rd., Suite 202
(970) 949-7034
fax: (970) 949-8134
Mailing Address:
P.O. Box 1734
Avon, CO 81620 email: general@vagarchitects.com Vail, CO 81658-1734
VAg, Inc.
Architects & Planners
Memo:
Project Name: TOV Arosa Drive Duplex Project No: 2910.00
Date: 06.30.09
RE: Rear Yard Setback Variance
FROM: Stephanie Lord-Johnson VAg, Inc Architects and Planners
TO: TOV staff and PEC
Remarks:
We are requesting a rear yard setback variance for the proposed TOV Affordable Housing Duplex at 2657 Arosa Drive.
The project is zoned Two-Family Primary/Secondary Residential which has a 15’ rear setback. Our proposed plans show
the duplex extending a maximum of 5’ into the rear setback.
The .417 acre lot is limited with a small developable area (see attached diagram). The many unique conditions on the site
combine together and result in a hardship that is unique to this site and would warrant relief from the 15’ rear setback due to
the following:
1. Existing Site Conditions/Configuration
• Arosa Drive encroaches on to the property from 4’ to 7’ on the North East end of the property (see gray area on
attached Site Plan diagram).
• As further clarified in Item #4, managing the snow storage from Arosa Drive that falls onto the site as part of the
normal snowplow practice each winter is a concern.
• The site is a basically a large bowl with a hillside to North and South with the drainage ditch creating the low spot
on the northern (Arosa Drive) side of the property.
2. Geotechnical Recommendations
• The Geotechnical report recommends that the residence be located as far above and away from the existing drainage
as possible.
• The rear setback on the south side of the property is the location that is highest above and furthest away from the
existing drainage flow line.
3. Drainage Easement
• The existing flowline of the ditch is outside of the drainage easement. The drainage easement will need to be
relocated so that a15’ wide drainage easement is centered on the drainage.
• Based on the Geotechnical report and soils report, the project is proposing to channel some of the existing open air
drainage into a 30” culvert. Due to the inlet and outlet points that are a given this moves the proposed drainage
easement further into the site.
• The Drainage Easement effectively creates an almost 35’ deep front setback (see blue area on attached Site Plan)
4. Developable Area
• The developable area is approximately 4850 sq ft or 26% of the overall site – see pink area on attached Site Plan .
• The proposed residence is pinched on the west, north, and east side of the property due to the drainage easement
Physical Address:
90 Benchmark Rd., Suite 202
(970) 949-7034
fax: (970) 949-8134
Mailing Address:
P.O. Box 1734
Avon, CO 81620 email: general@vagarchitects.com Vail, CO 81658-1734
• The proposed residence has been positioned within the widest points of the remaining developable area.
4 Arosa Drive – Snow Storage/Grading
• Because the project is already proposing to culvert part of the open area ditch, the proposed driveway can be placed
in the drainage easement over the culvert. The proposed location of the driveway has been positioned to allow for
the snow and nuisance drainage from Arosa Drive to flow naturally down the existing hillside into a surface
drainage channel with minimal change to the existing drainage.
• Peak Land has study the impacts of pulling the driveway into the hillside below Arosa Drive so that we could pull
the structure out the setback. As noted in their attached letter and sections, pulling the driveway 3’ towards Arosa
Drive results in a significant reduction of snow storage and the addition of a concrete pan to contain the surface
drainage. These could create potential problems for both the TOV snow plow practice, maintenance of the
proposed driveway for the property owners, and a concrete drainage pan that is not matching the character and tone
of the neighborhood.
5. Rear Setback
• The rear setback is on the south side of the property. This is a sloping hillside bording National Forest property.
• The request to reduce this rear setback does not impact light, air, or vies of any neighboring properties.
• We are only requesting to extend the actual structure 3’. There is an elevated fireplace bump out that extends an
additional 2’ in the setback for approximately 6’ of the East Unit which increase the officially request for a
maximum 5’ encroachment into the set back.
• The request 3’ to 5’ encroachment is the maximum requested because otherwise we run into grading issues on the
south side of the residence.
6. GRFA/Zoning Regulations
• The proposed project complies with all other TOV zoning regulations.
• The proposed duplex is allowed 6911 sq ft of GRFA. The proposed solution is only using 3,235 sq ft of GRFA.
• The proposed project site coverage is 13% of the site area and we are allowed up to 20%.
• The proposed project landscaping is 71% of the site area and we are only required to provide 60%.
In summary, due to the conditions above there is a hardship unique to this property that warrants relief from the rear setback
regulation. Additionally, this variation allows the project to blend into the existing neighborhood with a two story structure
nestled into the hillside.
Physical Address:
90 Benchmark Rd., Suite 202
(970) 949-7034
fax: (970) 949-8134
Mailing Address:
P.O. Box 1734
Avon, CO 81620 email: general@vagarchitects.com Vail, CO 81658-1734
Zoning Analysis
2657 Arosa Drive
Existing Lot Area – 18,164 sq ft (.417 acre)
GRFA – 6911 sq ft allowed
Proposed GRFA – 3,235 sq ft plus 750 sq ft of garage
Unit A – 1,617.50 sq ft
2,529.10 remaining GRFA (assuming 60% of GRFA dedicated to Unit A)
Unit B – 1,617.50 sq ft
1,146.90 remaining GRFA (assuming 40% GRFA dedicated to Unit B)
Site Coverage – 20% allowed (3,632.9 sq ft)
Proposed Site Coverage – 13% (2,420.50 sq ft)
Building – 763.25 sq ft per unit
Garage – 424.00 sq ft per unit
Covered Entry – 23.00 sq ft per unit
1,210.25 per unit or 2, 420.50 sq ft total
Landscape Area – 60 % required (10,898.70)
Proposed Landscaping Area – 71% (13,013.50 sq ft)
Building – 2420.50 sq ft
Driveway – 2,592.50 sq ft
Covered Entry – 138 sq ft
Total 5,151 sq ft