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03.08.2012_BOZA_Meeting CITY OF BOULDER BOARD OF ZONING ADJUSTMENT MEETING AGENDA DATE: TIME: PLACE: 1. CALL TO ORDER 2.BOARD HEARINGS 3. GENERAL DISCUSSION A. Approval of Minutes January 12, 2012BOZA minutes B. Matters from the Board C. Matters from the City Attorney D. Matters from Planning and Development Services 4. ADJOURNMENT * * * SEE REVERSED SIDE FOR MEETING GUIDELINES * * * March 9, 2012 BOZA Meeting Page 1 of 38 CITY OF BOULDER BOARD OF ZONING ADJUSTMENT MEETING GUIDELINES CALL TO ORDER AGENDA ACTION ITEMS 1. Presentations 2. Public Hearing 3. Board Action MATTERS FROM THE BOARD, CITY STAFF, AND CITY ATTORNEY March 9, 2012 BOZA Meeting Page 2 of 38 March 9, 2012 BOZA Meeting Page 3 of 38 March 9, 2012 BOZA Meeting Page 4 of 38 March 9, 2012 BOZA Meeting Page 5 of 38 March 9, 2012 BOZA Meeting Page 6 of 38 Property Address: 2/29/201 607 Mapleton Ave. Boulder, Colorado RE: BOZA Variance Application We would like to propose minor plan modifications to the existing residence at 607 Mapleton Ave., bringing this structure up to date with improved floor area day lighting and comfort conditions. The current development plans are proposing to add approximately 206 sf of main/ground level floor area to accommodate a new master bedroom and interior plan alterations. The additional floor area to the north is necessary to create the floor area needed for a ground level bedroom and storage closet, while the interior plan alterations will improve the use of existing interior floor area. This location is chosen for a couple of reasons a)in order to deter new construction from the street frontages and b) in order to maintain existing plumbing and structural systems intact. . The development plans will also improve the homes comfort conditions by providing natural day-lighting gains to interior floor areas with high windows and alternating ceiling heights, along with improved natural air convection . We feel this is a minimal approach to updating this home for serving the needs of todays family. The applin accordance with the DRC level and has been issued a landmark alteration certificate, dated February 1, 2012 by the boulder landmarks preservation advisory board. Please note the existing residence has been deemed non-contributing by the advisory board. Located within the Mapleton Hill Historic District the proposed development plans take all items of the into consideration when MAPLETON HILL HISTORIC DISTRICT DESIGN GUIDELINES coming forth with this modest proposal.In an attempt to be most sympathetic towards the historic design district guidelines we are exercising the use of the board of zoning adjustment to grant a variance in order to encroach into the existing side and rear yard set-backs. The proposed development plan encroaches into the existing required setbacks located at the North and East sides of the existing property and residence. Where-as the required rear yard setback at the north side is 25' per zoning standards the applicant is proposing 10'. And where-as the required side yard set- This new construction encroachment would be limited to 250 square feet of floor area and would be built in accordance with the property line separation. At this time we would like a set-back variance to be granted under criteria #1 as stated within the BOZA Variance Application. Although the application is to be reviewed under criteria #1 the applicant would like to bring to attention and provide an opportunity for a discussion surrounding criteria #4 of historic landmarks and specifically how to address buildings which are deemed non-contributing yet located within an historic district. March 9, 2012 BOZA Meeting Page 7 of 38 Criteria #1 - Physical Conditions or Disability The original 1888 recorded plat map of the Mapleton Historic district shows that most of the lots had a depth ranging from 140 feet to 170 feet. The subject zone lot has been subdivided (circa 1940) into two separate building lots and the remaining depth of this property is 85ft north to south. Even though the zone lot dimensions are providing substantial lot area with 6477 square feet. This physical condition is only shared by two other residential parcels out of a total of 43 residential parcels thth fronting Mapleton between 4 and 9 streets. a) it has an unusual physical condition of being an abnormally shallow lot of 85 ft. b) resulting in a lot size which is awkward to negotiate c) the existing residence has been constructed in such a location that the shallowness of the lot is not possible to overcome. Since the property has an adjacent residence which shares a front yard along the side-street, this property is also subject to two Street Front Yard Setbacks at both the south and west property boundaries. This creates a burden only shared by six other residences out of a total of 43 residential thth parcels fronting Mapleton between 4 and 9 streets. Again showing us this parcel has unusual conditions not shared throughout the neighborhood. Because of these limiting physical circumstances development on this lot cannot simultanously meet the provisions of chapter 9 of the city of boulder building code and the Mapleton Hill Historic Guidelines. land use planning agreements from over 70 years ago and not by any actions performed by the applicant. Criteria #5 The proposed development plans would not alter the essential character of the neighborhood or district in which the lot is located. The setbacks to the existing street front yard(s) are not to be altered and are to remain as is. All new floor area additions are to be made behind the existing residence so as not to disrupt the existing site lines across the lot from the viewpoints of the district. The proposed development plans would not substantially or permanently impair the reasonable use and enjoyment or development of the adjacent property. Since Its roof lines are secondary to the original roof and do not exceed the height of the existing roof ridge lines. The residential development plans being proposed are exemplary of a minimum variance that would afford the applicant relief and would be the least modifications of the applicable provisions of title-9. The resulting floor area is only 46% of that allowed by the zone lot size. The resulting lot coverage is only 68% of that allowed by the zone lot size. The existing roof area impacted by the renovations will be limited to 19% of its total existing roof area. This represents a minimal impact to the existing residence where often additions will encompass over 50% of existing roofs. March 9, 2012 BOZA Meeting Page 8 of 38 Historic Design Guidelines & 607 Mapleton Ave Residential Development plans FAÇADE OF THE EXISTING HOME. THE NEW ROOF LINES WILL NOT EXCEED THE EXISTING ROOF RIDGE, AND THE SUBJECT PORTION IN REVEW FOR ADJUST ELEVATION BEING A SINGLE STORY STRUCTURE LOCATED ON A CORNER LOT THE APPLICANT IS SYMPATHETIC OF ITS HORIZONTAL PROPORTIONS AND SWEEPING SIGHTLINES. THIS IS A PRIMARY GOAL AND ALSO A RESULT OF DELIBERATE DESIGN INTENTIONS ALL NEW ROOFS ARE TO MATCH THE EXISTING ROOF PITCH THIS IS A PRIMARY GOAL AND ALSO A RESULT OF DELIBERATE DESIGN INTENTIONS WITH THE NEW ADDITION LOCATED BEHIND THE EXISTING BUILDING PERIMETER & ITS ROOF LINES. THIS AGAIN IS A PRIMARY GOAL AND ALSO A RESULT OF DELIBERATE DESIGN INTENTIONS March 9, 2012 BOZA Meeting Page 9 of 38 The property could be reasonably developed in conformity with the provisions of the Boulder revised building code and bulk and form standards, however given its location within a historic district these plans would have a substantial impact to the existing character and streetscape which has been maintained for so many decades. The additional floor area the applicant is seeking could be achieved at the southwest corner of the existing residence, which would be most visible and greatest impact when viewed from the street. Although the residential structure has been deemed non-contributing by the Historic review committee and has received a Landmark Alteration Certificate, it is in our interest to preserve the existing streetscape and neighborhood character as best as possible so these allowable locations are far less desirable than the proposed. Please note that the historic design guidelines set forth for the Mapleton historic district would not be closely followed in addition to all five requirements of subsection (5) would not be met given an alternate development plan adhering to the allowable zoning code. Thus we have come to a decision to apply for a variance in order to minimize the percieved impact to this site. By designing an addition for modified living space and a master bed room to the rear of the existing building which maintains the majority of the existing roof lines we find this proposal to be in the best interest of everyone, but more importantly the community character. Furthermore this proposal will adhere to all bulk and form standards as set forth by section 9-7-1 of the city of boulders land use regulations/building code. Sincerely, Mathew T Stackpole Architectural designer March 9, 2012 BOZA Meeting Page 10 of 38 March 9, 2012 BOZA Meeting Page 11 of 38 March 9, 2012 BOZA Meeting Page 12 of 38 March 9, 2012 BOZA Meeting Page 13 of 38 March 9, 2012 BOZA Meeting Page 14 of 38 607 Mapleton Ave. 2/29/2012 Boulder, Colorado RE: BOZA Variance Application 607 Mapleton Ave. SW - Street Corner Elevation Subject Lot. th 2424 6 Street West Elevation Located directly to the north adjacent to the subject lot. 553 Mapleton Ave. SE Street Corner Elevation Located Directly west across the street from the subject lot. March 9, 2012 BOZA Meeting Page 15 of 38 March 9, 2012 BOZA Meeting Page 16 of 38 CITY OF BOULDER BOARD OF ZONING ADJUSTMENT ACTION MINUTES January 12, 2012 5 p.m. 1777 Broadway, Council Chambers Board Members Present: Board Members Absent: City Attorney Representing Board: Staff Members Present: 1.CALL TO ORDER: E. Hondorf E. Hondorf T. Krueger 2. BOARD HEARINGS: Docket No.: 2012-01 th Address: 2686 4 Street Applicant: Jonathan and Pamela Webb Setback variance . Staff Presentation M. Lawson Applicant’s Presentation Public Hearing March 9, 2012 BOZA Meeting Page 37 of 38 Board Discussion Motion L. CoatesE. McCready J. RuddE. HondorfDocket2012-01 3. GENERAL DISCUSSION: A. Approval of Minutes L. CoatesT. Krueger J. Rudd B.Matters from the Board C. Matters from the City Attorney D.Matters from Staff 4. ADJOURNMENT: March 9, 2012 BOZA Meeting Page 38 of 38