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HomeMy WebLinkAboutPEC17-0040_307 RLR Variance 7-20-17_1502730660.pdf . el Mauriello Planning Group • • • •- •- ... ' . ., : -= _ • I „ / • 11 • • • • • • r , .„..,.,„ l LH \ — - —; _—mu_— \ — —-- / 1— d II 307 Rockledge Road Variance Request .1 Submitted to the Town of Vail: August 14, 2017 Introduction 307 Rockledge Road LLC, 4. ' 4.: . • • A..% -7: ; ., =4_ represented by Mauriello Planningk. ••, + ;wy +� Group, is requesting a side r - `� "�. '' setback variance to allow for theII, '� ilt 1111111+ construction of a new home at _'' - �,r 307 Rockledge Road / Parcel No. ` � ~�� � 2101-071-15-023. The project ? ') includes the demolition of the _ r. existing home, referred to as the -1/4 _ , _ _ti ,.Y Tannenbaum Residence. The ` . N-... •. ' , �` original home was constructed in 1988 and was extremely .r; controversial at the time, due to tto. 1' , 44 its unique architecture. The home .'40 '1 io. was constructed primarily of teal- .;,. . •ocKLE. ~'' __ . .. . • colored steel beams, set on a 10 ,� . 1 A. .. ft. square grid, and glass. - i+ . 41 ity Designed by a Malibu architect, Lf, :r , the home did not seem to comply - .+ , with the Town of Vail's Design '"-,%,- r'*, Guidelines nor with the alpine ,-- •s -=_- ;•� i environment. In October of 2016, ...., , •a. +` •' - 4,;W. '' 307 Rockledge Road LLC --- purchased the property and while !'.R "� ..p ' 4. . • .-I. ;'.. various attempts to remodel the property, the odd construction Subject property located at 307 Rockledge Road. did not lend itself to a remodel, and instead the decision was made to demolish the existing home and construct a new home. The existing residence received a side setback variance to allow it to be within 5 ft. of the western property line. This was primarily due to the oddly shaped lot configuration and a private covenant restricting development from the eastern portion of the lot. The 5 ft. building setback variance, which also allowed deck and other encroachments to 2.5 ft. was part and parcel of the replatting proposed at the time which severely restricted the building envelope at the time as evidenced by the odd shaped lot. \\,_ The applicant is requesting that this previously `' 1 granted side setback variance to be granted for the new home to be constructed on the lot. . - 411111` Any building encroachments will maintain the + 116.-- 5 1 5 ft. setback previously approved for the lot. - ' ` � In addition, the applicant is proposing a deck 17- 1_ � _ - and patio to be within 2.5 ft. of the property • a line. Along with maintaining the 5 ft. building i i "! I M , setback, other modifications will improve the �. r4, , /moi current development impacts associated with �'. y this property, including the removal of a • 4 I ' • " I, ,. q_`i second curb cut, removal of parking spaces ` -. in the right-of-way, conforming front building ,� f setback, conforming rear setback, and elimination of the driveway encroachment on the neighboring lot. Steel beams and glass create difficulties in modernizing house to a more useable floor plan. 2 of 8 Plans for the new home have been conceptually reviewed by the Design Review Board, and were received favorably. The applicant will continue to work with Town Staff and the Design Review Board as the plans progress. 3 of 8 Zoning Analysis Address: 307 Rockledge Road Parcel No.: 2101-071-15-023 Lot Size: 0.3270 acres/ 14,246 sq. ft. Zoning: Single Family Residential Development Standard Single Family Res. Existing Residence Proposed Residence Front Setback 20 ft. 9.55 ft. 20 ft. Side Setback (east) 15 ft. 17.3 ft. 15 ft. Side Setback(west) 15 ft. 4.2 ft. 5 ft. Side Setback(west)for 5 ft. 0 ft. (staircase encroaches 2.5 ft. deck/patio onto neighboring encroachment property) Rear Setback 15 ft. 13.3 ft. 15 ft. GRFA 4,549 sq. ft. 3,000 sq. ft. 4,536 sq. ft. Site Coverage 20% /2,849 sq. ft. 19% /2,719 sq. ft. 20% /2,849 sq. ft. Landscape Area 60% /8,547 sq. ft. unknown 61% /8,790 sq. ft. Height 30 ft. flat/33 ft. sloping 33 ft. 33 ft. Parking 4 spaces 4 spaces 4 spaces 4 of 8 Criteria for Review Section 12-17-6 of the Vail Town Code provides the criteria and findings for the review of a variance request. The criteria are provided below, followed by an analysis of the proposed variance for compliance with the criteria. 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Applicant Analysis: `7 soe % e According to the survey .y •� ` " of the existing home, ' °'"= • s • the building is located -• • 4 " 4.2 ft. at its closest t 3p� �� „``ems. ` point to the western a propertyline. In � C � \\ -1. 47 . addition, the existing - ''� .. • driveway crosses over the adjacent property `'°" � (via an easement Existing driveway agreement) and there is encroachment 2nd curb cut and a portion of a circular .• parking staircase that encroaches over the property line. The new Portion of existing survey showing the existing encroachments and parking spaces. proposed home will actually bring it more into compliance, with the building located no closer than 5 ft. along with western property line. All improvements located on the neighboring property will be removed, creating a beneficial situation for the adjacent property. The current parking layout for this residence also creates some challenges, as there is an additional curb cut for 2 parking spaces, which are partially in the right-of way. Generally, there is pavement along the entirety of the front property line, creating difficulties for Town snow plowing and removal. `•;;; P The proposed plan will eliminate all of ' , these issues, modifying the driveway access to a single curb cut, with all ` : 40 improvements located within the applicant's property. There is adequate room to provide a turnaround space, so cars will not need to back onto Rockledge Road. The building itself will be a minimum of 5 ft. from the property line % , ; ,•` and all decks and patios will be 2.5 ft. off � �& ;` # `' _ the property line, an improvement over the existing condition. .r a.. ; ;.- The proposed variance improves the Garage access to existing home. A portion of the driveway relationship of this project to the crosses the adjacent property)via an easement agreement. neighboring properties by eliminating 5 of 8 existing access problems, and eliminating any encroachments over the directly g. w adjacent property. As a result, the -.O.— proposed variance complies with this z �" critierion. _-- _ - 2. The degree to which relief from the strict '-:''. 4tiff: j. ' i or literal interpretation and enforcement of a specified regulation is necessary to - - ' -_,- achieve compatibility and uniformity of _ - - r. .r I. treatment among sites in the vicinity, or to - .:- ' - _ . r attain the objectives of this title without _ s • .� '' ,. -+ -qv . . grant of special privilege. .. ---....714r---- -411'- Applicant Analysis: �' Additional parking spaces and marble walls accessed via a This site is unique in that there is an second curb cut from Rockledge Road. existing private agreement limiting development on the site to the western portion only. The following plan indicates the extent of this agreement limiting the development site: 1 , FOREST ROAD ' 1 // _ -- SZ _ --__-__—_-� 1 - ~- `` ..Z.717-0ERTY II S ..\ ,L �' -------- - - -_-,...b....----- _ _ ` 'st0�0091-Le. =J - - I84Now j L4 a �. - -1 1 i , -' '" Area where building is prohibited L- r -/ — __ /ROCKLEDGE ROAD - Sewer line easement As indicated in this graphic, the area for development on this site is very limited, creating a building envelope mostly on the western portion of the site. The lot configuration and setbacks 6 of 8 were completed in 1987 when the properties were replatted to create a limited building envelope for the property. A previous variance was granted on this site in 1987, when the current home was constructed. At the time, the Planning and Environmental Commission made the finding that the strict or literal interpretation or encroachment of the regulation would result in a practical difficulty or unnecessary hardship, and approved the variance due in part to the overall intent of the replat and restricted development area. As a result, the proposed variance request is not a grant of special privilege, as there are circumstances unique to this property that do not apply to other properties in the vicinity. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Applicant Analysis: The proposed variance will have only a positive effect on this criterion. Because the proposed variance will improve the improvement conditions along the western property line, light and air between these the F s ws .:% -�,4 `.4.,?-..-- '. ' homes will be increased. This separationir ,,., 4 •i•••,,,,„,,i.. ., between the existingresidence at 327 ,w .:4 Rockledge Road and the proposed w` ,'- ' " ::: :: . r residence at 307 Rockledge Road will be -`T "` `r; ,- . 4., i +' ' improved with the proposed variance. In ' ._` -�! t- �.. _ , addition, any improvements currently -"� ,,, c:. :•• ,;- k I . .., .; - si,1-4,:-„: '*j og-0 t encroaching on the adjacent property will be removed, a benefit to both properties. ., -- .:.F;gi ` As discussed previously, the current � residence has two curb cuts and parking . y r ; . - < , --...-•:::3 which is partially located in the right-of- ' ` "`''=.:'p : -; ` 'y.- r''?il'''' " -— r.,s way which can impact the safety of } ? - - Rockledge Road. The proposed variance •.J.-=_''-',---•- "- facilitates the construction of a new access and on-site turnaround, improving the safety of Rockledge Road, which is a Vegetation and separation between 307 Rockledge Road relatively narrow roadway. This is a and 327 Rockledge Road. Distance between buildings is beneficial effect on public safety and approximately 30 ft. traffic facilities. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. Applicant Analysis: The applicant can address any other factors or criteria deemed applicable. 7 of 8 Adjacent Property Owners MAURIELLO PLANNING GROUP PO BOX 4777 EAGLE, CO 81631 KARJA LLC 3811 TURTLE CREEK BLVD STE 1320 DALLAS, TX 75219-4475 PRIMA PARTNERS LLC 2042 ALPINE DR BOULDER, CO 80304-3608 EL HALCON VAIL LLC 421 MADISON ST DENVER, CO 80206-4438 DEAN MITCHELL 2012 IRREVOCABLE GIFT TRUST- MITCHELL, DEAN J. 45 HODGE RD PRINCETON, NJ 08540-3011 HUSSMAN FAMILY TRUST, WALTER E., JR & ROBENA HUSSMAN TRUSTEES PO BOX 2221 LITTLE ROCK, AR 72203-2221 307 ROCKLEDGE LLC 141 E MEADOW DR STE 211 VAIL, CO 81657-5857 MARY R. POWNALL REVOCABLE TRUST- ETAL 267 ROCKLEDGE RD VAIL, CO 81657-5032 C.F. SKI LLC IN CARE OF NAME CF CAPITAL CORP 1 LANDMARK SQ STE 20 STAMFORD, CT 06901-2670 RAETHER FAMILY 1992 TRUST 9 W 57TH ST STE 4200 NEW YORK, NY 10019-2707 RAETHER, PAUL E. &WENDY S. 9 W 57TH ST STE 4200 NEW YORK, NY 10019-2707 PARISH VAIL 50 LLC IN CARE OF NAME C KORCHAK GREENLEAF TRUST 211 S ROSE ST KALAMAZOO, MI 49007-4713 8 of 8