HomeMy WebLinkAboutDRB150015_letter for seperation_1421883540.pdf
P. 970.479.9990
12 Vail Road, Suite 700, Vail, CO 81657
1.21.2015
816 & 826 West Forest Road
Lot 14 & 15, Vail Village 6th. Filing
Vail, Colorado 81657
Dear Design Review Board Members,
Description of physical separation request for Lot 14.
Proposed site plan design for Lot 14, 816 Forest Road, is to arrive at entry / garage as low on site as
property line and setbacks allow based on driveway climb off Forest Road. The design would then
continue to a “buried” corridor , 35’ in length, leading to an elevator shaft. This shaft would
vertically transfer the access to the upper home pad. This upper home site is the contoured grade
remains of the home which used to occupy this site and was demolished in 2010.
Reasons for asking for this separation request
14-10-6: RESIDENTIAL DEVELOPMENT:
A. The purpose of this section is to ensure that residential development be designed in a
manner that creates an architecturally integrated structure with unified site development.
Dwelling units and garages shall be designed within a single structure, except as set forth in
subsection B of this section, with the use of unified architectural and landscape design. A single
structure shall have common roofs and building walls that create enclosed space substantially
above grade. Unified architectural and landscape design shall include, but not be limited to, the
use of compatible building materials, architectural style, scale, roof forms, massing,
architectural details, site grading and landscape materials and features.
B. The presence of significant site constraints may permit the physical separation of units and
garages on a site. The determination of whether or not a lot has significant site constraints shall
be made by the design review board. "Significant site constraints" shall be defined as natural
features of a lot such as stands of mature trees, natural drainages, stream courses and other
natural water features, rock outcroppings, wetlands, other natural features, and existing
structures that may create practical difficulties in the site planning and development of a lot.
Slope may be considered a physical site constraint that allows for the separation of a garage
from a unit. It shall be the applicant's responsibility to request a determination from the design
review board as to whether or not a site has significant site constraints before final design work
on the project is presented. This determination shall be made at a conceptual review of the
proposal based on review of the site, a detailed survey of the lot and a preliminary site plan of
the proposed structure(s).
3 criteria items result in the request for the separation of the garage from main home:
– steep slopes / existing/previous home location / existing mature vegetation
www.triumphdev.com
- The site consists of steep slopes that vary depending on location within the lot. By placing
the garage as low on site as possible, it minimizes the “cut” to place foot print. Garage print
has a portion in front setback, no living above. Then as the garage works back into grades,
living above has been designed. By keeping this program to a minimum, garage and entry,
minimal grades and vegetation interruption is the result vs. the whole home at this level.
Cutting in an elevator corridor and shaft minimizes the requirements for shoring, site
disturbance. This shaft goes vertical up to the elevation of the upper homes lower level. By
placing the home at this upper location, the grades work well with a 2 story design, adding
variety to the multi-story residential properties that are prevalent on west Forest Road.
Burying the back wall of the lower level and daylighting as the level works around both sides
to the north. Cut / fill at this location could be balanced with further proper study.
- Utilizing old home site, taking advantage of old home location 1/3 the way up the site, this
is another way of limiting site disturbance. This “flat” house pad can work to place the new
design, spanning across the existing property line between Lot 14 and 15. (Internal property
line realignment will be requested with PEC, on close to a 1:1 exchange ratio.)
- Existing mature vegetation on lot 14 can be saved at locations due to the lessened site
disturbance. By spreading the foot prints apart, taking advantage of “natural” grade, the
steep center portion can be protected to allow existing trees to remain. We will engage an
arborist to work with contractor / excavator to allow identified trees to co-exist through the
building process.
The above circumstances support a determination from the Design Review Board that significant
site constraints exist, enabling separation of the garage and home.
If you have any questions, we welcome the opportunity to respond.
Regards,
Mike
Mike Foster
Triumph Custom Homes
12 Vail Road, Suite 700 | Vail, CO 81657
mikef@triumphdev.com | (303) 475-4413