HomeMy WebLinkAboutDRB130548 Staff Memo0) TOWN OF VAIL
Memorandum
TO: Community Development Department
FROM: Joe Batcheller
DATE: November 27, 2013
SUBJECT: Approval of DRB130548 and legal non - conforming status of 146 Forest
Road (21.4% site coverage).
Applicant: Al and Kathy Hubbard, represented by the Mauriello
Planning Group
Planner: Joe Batcheller
SUMMARY
The applicants, Al and Kathy Hubbard, represented by the Mauriello Planning Group,
own a house at 146 Forest Road that has a cover deck they would like to infill. The
house is already over the allowed site coverage — 20% for the Two - Family
Primary /Secondary zone district -- by 31 square feet. The question this memorandum
answers is, should this covered deck be counted towards site coverage, and if so,
shouldn't the Hubbards be allowed to infill it. Infilling the deck would increase this
property's site coverage calculation to a figure 215 square feet over what is allowed,
bringing the total site coverage to 21.4 %. This memorandum presents the background
on this property and the reasoning for allowing the approval of DRB130548.
II. BACKGROUND
This property was annexed into the Town Of Vail, by court order, effective on August
26, 1966. The existing structure was built in 1990.
In 1991, and again in 2004, the definition of site coverage was changed.
• Pre -1991: Site coverage was determined by measuring building footprints at
grade.
• 1991 -2004: Site coverage was determined by measuring the total horizontal area
of structures above grade, such as cantilevers and excessive roof eaves.
• Post -2004: Site coverage is determined by measuring the total horizontal area of
structures above and below grade.
1
When site coverage was redefined in 1991, it effectively increased the site coverage
calculation for the subject property from 2,309 square feet to 2,839 square feet.
Since 2004, the applicants have owned the home located at 146 Forest Road and have
made various additions to it since then. In 2005, an approval was granted for a 71
square foot addition to the ground level on the north side of the house, increasing the
site coverage from 2,839 square feet to 2,910 square feet. In 2007, an approval was
granted for a 267 square foot addition to the second level on the south side of the
house. The information provided and reviewed with that application did not indicate an
increase in site coverage in excess of what is allowed. A more recent survey shows the
structure at 146 Forest Road exceeds the maximum allowed site coverage however.
This resulted in a 31 square foot overage, increasing site coverage from 2,910 square
feet to 3,177 square feet.
III. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provision of the Vail Town Code is relevant to the review of
this proposal:
TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE (in part)
12 -15 -3: GROSS RESIDENTIAL FLOOR AREA (GRFA): DEFINITION,
CALCULATION, AND EXCLUSIONS:
A. Within the hillside residential (HR), single- family residential (SFR), two - family
residential (R), and two - family primary /secondary residential (PS) districts:
1. Gross Residential Floor Area Defined: For residential uses, the total square
footage of all horizontal areas on all levels of a structure, as measured to the
outside face of the sheathing of the exterior walls (i.e., not including exterior
wall finishes). Floor area shall include, but not be limited to, elevator shafts
and stairwells at each level, lofts, fireplaces, bay windows, mechanical
spaces, vents and chases, storage areas, and other similar areas. Garages,
attics; vaulted or open to below spaces; basements, crawl spaces; and roofed
or covered decks, porches, terraces, or patios shall be included as floor area;
except the horizontal areas of a structure as set forth herein shall then be
deducted from the calculation of GRFA.
a. GRFA shall be calculated by measuring the total square footage of a
building as set forth in the definition above. Excluded areas as set forth
2
herein, shall then each be deducted from the total sauare
(8) Roofed Or Covered Decks, Etc.: Roofed or covered decks,
porches, terraces, patios or similar features or spaces with no more
than three (33) exterior walls and a minimum opening of not less than
twenty five percent (25 %) of the linear perimeter of the area of said
deck, porch, terrace, patio, or similar feature or space, provided the
opening is contiguous and fully open from floor to ceiling, with an
allowance for a railing of up to forty four inches (44 ") in height and
support posts with a diameter of eighteen inches (18') or less which
are spaced no closer than ten feet (10') apart. The space between the
costs shall be measured from the outer surface of the cost.
IV. ANALYSIS
Based on the parameters set forth in section 12- 15- 3(A)(1)(a)(8), staff feels the covered
deck at 146 Forest Road should already be counted towards GRFA, and thus site
coverage. This is due to the fact the covered deck has only one opening larger than ten
feet (11.9 feet) and the supporting posts are wider than 18 inches. With a total perimeter
of 63.4 feet, the space in question is considered to be 18.8% open, as defined by the
Vail Town Code, which is less than the 25% openness required to be excluded as
GRFA (see Attachment A). Therefore, staff believes this space should be considered
GRFA, and the applicants should be allowed to infill their deck.
Furthermore, the calculations for GRFA and site coverage will effectively increase to
6,004 s.f. and 3,361 s.f., respectively (see Attachment B). Therefore, as of November
27, 2013, these figure will be referenced with all future applications associated with 146
Forest Road until they are no longer relevant as the result of regulation changes and /or
new development at the subject property.
V. ATTACHMENTS
A. Building Analysis
B. Zone Check Sheet
3
NEW 1
EXTE
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EXIST
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I I I LINE OF DECK
ABOVE
LINE OF BUILDING
ABOVE
' I' LINE OF DECK
PARTIAL.
PROPOSED 0CN=) I T I OBIS
ENTRY LEVEL r—L OOR PLAN
SGALE: 1/4" = 1' -0"
PROPOSED 6RFA = 184.1 50. FT.
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ABOVE
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ENTR*Yo LEVEL f=LCCR PLAN
PLAN
NORTH SGALE: 1/4" = 1' -0" PLAN
NORTH
EXISTING 6RFA:
TOTAL AREA = 2,032.0 50. FT.
GREDIT WITH 35% OF
PERIMETER BASEMENT = -711.0 50. FT.
(q0' OF 254')
TOTAL 6RFA = 1,321.0 50. FT.
6ARA6E = 437 50. FT.
(600 50. FT. ALLOWED)
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PLANNING CHECK SHEET
Property Information
Property Address
146 Forest Rd.
Parcel #
2101 - 071 -15 -032
Legal Description
Lot 6, Block 7, Vail Village Filing 1
Development Site Area
AcF
0.3611
Sq Ft
15,730
Buildable
Zoning / SDD #
Two Family P/S
Land Use Designation
Low Density Residential
Known Non - Conformities
Legal Non - Conforming: over on site coverage
Previous Approvals
2013, 2007, 2004
Hazard Zones
Sections 12 -12, 12 -21, 14 -6 & 14 -7
Snow Avalanche
NA
Debris Flow
NA
Rockfall
NA
Excessive Slopes
(Site Disturbance 12- 21 -14)
Y
Floodplain
N
Wetlands Y/N
N
Creeks, Streams
Section 12 -14 -17
NA
Setback
NA
Proposed
Sidewalks/ Trails
NA
Contact Information
Planner/ Date
Joe Batcheller
Owner Contact Info
Hubbard Family Investors, LLC
Primary Contact/ Owner
Representative Info
Dominic Mauriello, MPG, 970 - 376 -3318
Project Information
Project Description
Change to Approve Plans (Addition)
Land Use Application(s) #
DRB130548
Proposed Uses
(As defined by Zoning)
Single Family Res.
Permitted, Conditional,
Prohibited?
Permitted
Date Routed/ DRT Meeting
11/21/2013
Commercial Floor Area
Existing
NA
Proposed
NA
Gross Residential Floor Area (Chapter 15)
Total
Allowed
6,594
- Existing
6,004
- Proposed
6,004
East
NA
- Existing
NA
- Proposed
NA
West
NA
- Existing
NA
- Proposed
NA
Total
Remaining
590
East Total
Remaining
NA
West Total
Remaining
NA
250 or Interior Conversion?
NA
Zoning District Standards
Setbacks (perimeter)
Projections 14 -10 -4
Front
20'
Proposed or Y/N
22'
Side
15' & 15'
Proposed or Y/N
18' & 22.5'
Rear
15'
Proposed or Y/N
35.5'
Minimum Lot Area/ Width
Required
14,000
Proposed or Y/N
Y
Site Coverage
% Allowed
20%(3,146)
% Proposed
21.4% (3,361)
Building Height
Allowed
33'/30'
Proposed
32.75'
Landscaping
Sections 14 -10 -8 & 14 -10 -9
% Required
60%(9,438)
% Proposed
63.7% (10,025)
Plant size
Proposed
10' -14'
Fences
Proposed
NA
Retaining Walls
Sec. 14-6-7
Height Allowed
6'
Proposed
?
Setback
3'
Proposed
?
Driveway
Sections 14 -3 -1 & 14 -3 -2
Max Curb -cuts
1
Proposed
1
Max -Min Slope
10%
Proposed
?
Max -Min Width
12' -24'
Proposed
16'
Heated Y/N
?
Drive Material
Pavers
Snow Storage %
10% & 30%
Proposed
Parking
Sections 12 -10 & 14 -5
Spaces Required
3
Proposed
3
Loading
NA
Proposed
NA
Lighting
Section 14 -10 -7
Allowed
15
Proposed
?
Waste Management
Section 5 -9
Wildlife Proof/
Resistant
NA
Screened
Screening
Sections 14 -10 -9 & 14 -10 -10
Required
NA
Proposed
Roof Material
Sections 12 -11 -3C & 14 -10 -5
Complies Y/N
Cedar blend composite
Building Separation
Section 14 -10 -6
Complies Y/N
YES
Adopted View Corridors
Complies Y/N
NA
Utilities
(Location, easements)
Section 14 -10 -10
Awaiting Sign -off
Grading (Less than 2:1)
Section 14 -6
?
Development Impact Fees /
Mitigation
Employee Housing
NA
Traffic Impact
NA
Art In Public Places
NA
Notes