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HomeMy WebLinkAboutPEC150026_3030 Booth Creek Drive PEC Variance Request Narrative_1439307180.pdfK R U E G E R A R C H I T E C T U R E & D E S I G N PO Box 8332 Avon CO 81620 ◦ 970-390-0968 ◦ pavan@kruegerarchitecture.com 3030 BOOTH CREEK DRIVE PEC VARIANCE NARRATIVE- 8-12-15 Tom Hackett and his wife Kim are purchasing the property at 3030 Booth Creek Drive in order to combine households in Vail. Kim currently lives in Carbondale, and is looking forward to becoming a full- time Vail resident. Tom and Kim plan to renovate the exterior of the house, and add some additional space to accommodate their family. All additions will be within allowed GRFA, site coverage and setbacks. There are encroachments into the side and rear property setbacks currently. There will be no change to these areas, other than possible window and finish changes. There is one existing encroachment that occurs at the second story, which is open at the first level, except for structural posts that also encroach. Because the stepped back area below makes the space difficult to use, Tom and Kim would like to fill in the area below the existing overhang. This will not increase the extent of the encroachment, and will add approximately 50 sf of GRFA. The measurement from the existing posts to the proposed corner of the new building is approximately 4’ on each side. It is a small area, but it is very impactful to the interior. The overall renovation of this house, while only minimally visible from the street and adjacent neighbors, will create a more attractive property, which will benefit the community as a whole. 1. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district. Other similar variances have been allowed in this area, and there appear to be several encroachments on rear (stream) property lines on this street, so we find that this variance request does not grant special privilege. The Hacketts are dealing with a pre-existing condition that they are trying to improve. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. As this area of the house is at the backside, and is not visible from the street or from either neighbor’s house (due to heavy vegetation and orientation), this will not have any impact on the public, traffic flow, light and air, or development objectives of the Town. The encroachment is well removed from the stream setback. The change will be minimally visible from the creek, though it is largely blocked from view by willows along the banks. The change will be visible from afar from the bike path. 3. That the variance is warranted for one or more of the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. The proposed addition below the existing encroachment avoids practical difficulty in effectively occupying the house for the Hacketts. The space as currently configured does not work as a bath or bedroom, and the Hacketts would like their bed or bath to be on the creek. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not apply generally to other properties in the same zone district. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone district. By the Town of Vail’s interpretation of site coverage including any overhangs greater than 4’, the current encroachment already constitutes site coverage, so filling in the area below does not add to site coverage. Other properties in the same zone district appear to have encroachments on the rear property line similar to the variance requested. GRFA: Zoning: Two Family Residential Lot size: 21,170 sf Acres: .4681 acres Allowed GRFA: 7,302 sf Existing GRFA: 6,536 sf Proposed GRFA: 6,778 sf Amount of GRFA to be added with this variance would be 50 sf, but the variance is part of an overall renovation that amounts to a total effective GRFA of 6,778. Main: 4,221 sf (includes garage) Upper: 3,757 sf (includes spaces over 16’ tall) Total: 7,978 sf Garage deduct: 1,200 sf Effective GRFA: 6,778 sf Site Coverage: Allowed: 20% = 4,234 sf Existing: 3,875 sf Proposed: 4,221 sf Landscaping: Required: 12,702 sf Proposed: 13,759 sf Setbacks: Front: Side: Rear: Min: 20’ 15’ 15’ Existing: 124’ 8.5’/9.3’ 9.3’ Proposed: 100’ no change no change Note: It was requested by Jonathan Spence that the existing stone walkway to the creek be removed by the new owners. This will be completed as requested.