HomeMy WebLinkAboutPEC17-0020_variance request_1494892020.pdf53 red barn
edwards, CO 81632
(970) 306-6612
seth@intentionarchitecture.com
intentionarchitecture.com
INTENTION ARCHITECTURE
May 13, 2017
Planning and Environmental Commission
Vail, CO
RE: 2794 Snowberry Drive Duplex Variance Request - Project Narrative
Thank you for considering this variance request. We feel that the net effect of granting this variance will be a
benefit to the Town of Vail, the adjacent neighbors, as well as the future residents of this project.
Describe the precise nature of this proposed use and measures proposed to make the use compatible with other
properties in the vicinity.
The intent of this project is to construct a residential duplex on the vacant lot located at 2794 Snowberry drive.
The existing lot is zoned PS - Two family primary/secondary residential, and this project is consistent with permit-
ted uses outlined for this Zone District. Due to the slope of the site, a shared driveway was designed to minimize
disturbance to the surrounding landscape and to provide the safest possible pathway to the proposed residence.
The proposed driveway has the following traits:
•6% Maximum slope, with 3% max for the first 20’;
•12’ wide;
•Driveway assumes an “S” curve shape and shall be constructed using engineered natural boulder retaining
walls;
•Driveway and parking areas have been designed to disturb no more than 9.7% of lot size, within the 10% max-
imum (12-21-12);
•A large hammerhead sits at the top of the driveway to prevent the necessity of backing down the driveway in
inclement weather;
•The hammerhead will provide two extra parking spaces;11 total off-street parking spaces are proposed;
•The space between the proposed driveway and Snowberry drive shall be carefully landscaped, to provide pri-
vacy to the future residents as well as to minimize the visual impact of the home and the retaining walls from
the street below;
•1,577 SF (50% of the total driveway area) of on-site snow storage is proposed.
There are two reasons for this variance request:
1.To obtain permission to construct retaining walls, located below the hammerhead, on the Town’s property
adjacent to Snowberry Drive;
2.To obtain permission to increase the maximum permissible wall height for retaining walls located in front
setbacks (14-6-7) from 3’ to 4’ . This would only occur in a few places, and would permit there to be fewer
walls and therefore less disturbance to the land located between this property and Snowberry drive than if
the 3’ maximum height were adhered to. Adherence to the aforementioned height restriction would addition-
ally necessitate an additional retaining wall located in the drainage ditch adjacent to Snowberry drive, possi-
bly impeding the flow of spring runoff.
The relationship and impact of the use on development objectives of the town.
This proposed use of this project is inherently consistent with existing zoning regulations, and no variance from
permitted use-by-right is requested.
The effect of use on light and air, distribution of population transportation facilities, utilities, schools, parks and
recreation facilities, and other public facilities an public facilities needs.
This project is designed to be consistent with the neighborhood, existing zoning, and the growth plan of the Town
of Vail, The granting of this variance request would not affect these issues.
The effect upon traffic, with particular reference to congestion automotive and pedestrian safety and conve-
nience, traffic flow and control, access, maneuverability and removal of snow from the streets and parking area.
Many of the adjacent properties have driveways that necessitate backing out onto Snowberry drive, as well as
appear to require creative snowplowing strategies. This proposed driveway, with its generous hammerhead,
allows for vehicles to turn around on site, and therefore enter Snowberry Drive facing the street. Several on-sites
now storage locations are proposed (1,577 sf total), as well as space for a plow truck to maneuver. Since there
are 11 total off-street parking spaces provided (7 in garages, 5 in the driveway and hammerhead areas), the ne-
cessity of parking (for visitors, or a party, say) on Snowberry Drive is diminished, which we feel is a benefit to the
neighbors.
the effect upon the character of the area in which the proposed use is to be located, including the scale,and bulk
of the proposed use in relation to surrounding uses.
Again, this use, and the design of the project as a whole, is perfectly consistent with the existing use and charac-
ter of the neighborhood. The proposed design places the building much farther away from Snowberry Drive than
the buildings located on the adjacent properties. With regards to the retaining walls and this variance request:
1.Construction of boulder retaining walls on Town Property - the location of the retaining wall in question is 18’
from Snowberry Drive at its closest. Due to the odd shape of this lot, other (conforming) walls located on the
lot are as close to 12’ from the edge of Snowberry Drive. Granting this variance would not affect the location
of the other walls, nor would it create the effect of unusually close encroachment or special treatment.
2.Height of walls - With proper execution of the design and landscape plan (undulating stone walls utilizing
varied stone sizes, irregular landscaping height and species, etc), the visual presence of slightly taller walls
can be minimized. The design team believes this solution is preferable, from an aesthetic and environmen-
tal impact standpoint, to constructing more, shorter walls.
In conclusion, we feel the the net effect of granting this variance will have, if anything, a positive influence on the
Town of Vail, and that the proposed design provides numerous benefits to the future inhabitants, while minimizing
visual and environmental impact to the neighborhood.
Sincerely yours,
Seth Bossung, Principal
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