Loading...
4 - Disposition #LUR2001-00062, 1966 Hardscrabble DriveMEMORANDUM TO: Planning.Board FROM: Mary Lovrien SUBJECT: Planning Department Notice of Disposition DATE: December 21, 2001 Attached is a Planning Department Notice of Disposition (LUR2001-00062: 1966 Hardscrabble Drive, Shanahan Ridge 6, Site Review. Please note that the appeal to the Planning Board expires on January 4, 2002. If you have any questions, please call Nan Johnson at 303-441-4190. Attachment MEMORANDUM CITY OF BOULDER TO: Peter Pollock, Planning Director City of Boulder Planning Board FROM: Nan Johnson, Associate Planner, Land Use Review Division DATE: December 21, 2001 RE: Planning Department Notice of Disposition LUR2001-00062: 1966 Hardscrabble Dr. (Shanahan Ridge 6) -Site Review Attached is the Planning Deparhnent's Notice of Disposition for the Site Review APPROVAL of LUR2001-00062 for the property of Marc and Karen Bernardi located at 1966 Hardscrabble Drive in Shanahan Ridge 6. The requested proposal has met al] the criteria for the approval of the Site Review per Section 9-4-11 of the B.R.C. 1981. Shanahan 6 PUD has building coverage limits per lot, and the zoning has open space requirements. In addition, the approved site plan for Shanahan Ridge 6 has limits to the number of stories and bedrooms for the dwellings. The Applicants existing building coverage is 1,340 square feet (s.f.) for the house and 594 s.f, for the garage. The Applicant has requested an addition of 480 s.f. above the existing garage. Note that garages were not included in the total building coverage limit established in the Shanahan Ridge 6 PUD. By adding habitable floor area above the garage, that area then becomes part of the total building coverage. This addition of 480 s.f. increases the building coverage to 1,820 s.£, exceeding the 1,540 square feet that is allowed in Shanahan Ridge 6 through a Minor Modification. No other changes have been proposed, and this application does not alter the required setbacks on other lots within the PUD. Staff first received an application for this proposal as a Minor Modification to a previous site review approval. That application was denied on the basis that the request exceeded the building coverage limit permitted by a Minor Modification in Shanahan Ridge 6. In the review of files for Shanahan Ridge and the open space requirements, staff determined that the applicant could apply for a Site Review to amend the existing PUD for the addition. Staff reviewed the open space requirements and past policies and decisions for Shanahan Ridge 6 and determined that increases in building coverage would be allowed up to 2,200 square feet (including garages and covered porches) by approval of a Site Review PUD Amendment (Simple) and that would require only the signature of the requesting property owner(s). Amendments that affect open space outside of Shanahan Ridge 6 would require signatures of all affected property owners. This application has fulfilled the requirements of the Site Review. Therefore, staff requests your signature to complete this Notice of Disposition, which will then be forwarded to the Planning Board for its 14 day call-up period. ~~ .,~~ ' ~ CITY OF BOULDER Planning and Development Services 1739 Broadway, Third Floor P.O. Box 791, Boulder, CO 80306-0791 phone 303-441-1880 fax 303-441-3241 web boulderplandevelop.net CITY OF BOULDER PLANNING DEPARTMENT NOTICE OF DISPOSITION You are hereby advised that the following action was taken by the Planning Department-based on the standards and criteria of the Land Use Regulations as set forth in Chapter 9-4, B.R.C. 1981, as applied to the proposed development. DECISION: Approval with conditions PROJECT NAME: BERNARDI RESIDENCE ADDITION DESCRIPTION: SITE REVIEW: Site Review to allow the addition of 480 square feet above the existing garage, increasing the building coverage above the 1,540 square feet that is allowed in the Shanahan Ridge 8 PUD. The existing building coverage Is 1,340sf for the house, 594sf for the garage, with a proposed 480sf of habitable area above the garage for a total proposed new coverage of 1,820sf. LOCATION: 1966 HARDSCRABBLE DR COOR: S05W04 OWNER: MARC AND KAREN BERNARDI APPLICATION: Site Review Case # LUR2001-00062. ZONING: LR-D (Low Density Residential-Developing) CASE MANAGER: Nan Johnson VESTED PROPERTY RIGHT: NO; the owner has waived the opportunity to create such right under Section 9.4-12, B.R.C. 1981. FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION. Approved on: ~ ~~ 1~~E~1 ~(x% ~ Date By: (/~ G ~ Peter Pollock, Planning Director This decision may be appealed to the Planning Board by filing an appeal letter with the Planning Department within two weeks of the decision date. If no such appeal is filed, the decision shalt be deemed final fourteen days after the date above mentioned. Appeal to Planning Board expires: 0~100~• IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A SIGNED DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MUST BE SUBMITTED TO THE PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE MYLAR PLANS, IF THE Address: 1966 HARDSCRABBLE DR DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN SIXTY (50) DAYS OF THE FINAL DECISION DATE, THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY EXPIRES. Pursuant to Section 9-4-8 of the Land Use Regulations (Boulder Revised Code, 1981), the applicant must begin and substantially complete the approved development within three years from the date of final approval. Failure to "substantially complete" (as defined in Section 9-4-8) the development within three years shall cause this development approval to expire. CONDITIONS OF APPROVAL 1. The Applicant shall be responsible for ensuring that the development shall be in compliance with the written statement dated November 16, 2001 and the final site plan dated November 7, 2001 and on file in the City of Boulder Planning Department. 2. The Applicant shall comply with all other previous conditions for Shanahan Ridge 6 (i.e. Planned Unit Development #P-75-9). Address: 1966 HARDSCRABBLE DR Location: 1966 Hardscrabbie Dr Review Type: Site Review PraJect Name: Bernardi Residence Addltlan Review Number: LUR2001-00062 Applicant: !Caren & Marc Bernardi ~~ / A y/'-1 1:3600 N MapLiYlk ryo C9'o15 ~.~.~,.~~,,.p».tl~,~.~p~ ~.,tl.tl..9~.~.ptl~rc:m"...,..~ . ay weow.~ .~.+r. npnoatl..4n.4.d u1011n.mury xM-e.eompl.lwnmpuw 4Mrn~'.n mitlrin~tl Mn.n. APPLICANTS' WRTI"TEN STATEMENT - It~l~~v I Name of Development: Bernardi Resident Addition Type of Review Request: Site Review -Amendment to an Approved PTJD Property Address: 1966 Hardscrabble Place, Boulder, Colorado, 80303 Owner: Karen Layer Bernazdi and Marc Anthony Bernardi 1966 Hazdscrabble Place, Boulder, Colorado, 80303 Phone: 303-494-8960 Project Description By this application the applicant seeks approval of an addition to an existing residence. The addition consists of approximately four hundred eighty square feet to be used for bedroom/office living area above the existing garage. The existing foot print of the residence built in 1985 is not proposed to be changed. The design for the addition is depicted on the azchitectural plans submitted herewith and is entirely consistent and compatible with other houses in the Shanahan Ridge 6 neighborhood. There are numerous homes in the Shanahan Ridge 6 neighborhood that have living area over the garage. The addition is consistent with the Shanahan Ridge 6 Design Guidelines and it has been approved by the Shanahan Ridge 6 Homeowner's Association Architectural Control Committee. A copy of the Shanahan Ridge 6 Homeowner's Association Architectural Improvement Request approval has been submitted with this application. 2. Neighborhood Support To the best of the applicants' knowledge the neighbors in the vicinity of the subject property are all in favor of the proposed addition. Submitted with this application are letters from neighbors showing support of this project. 3. Compliance with Shanahan Ridge 6 Building Footprint Requirements Existing building azeas based on assessor's information aze as follows: House footprint (exclusive ofgazage) 1340 sq. ft. Garage footprint 594 sq. ft. Proposed additional habitable azea above garage 480 sq. ft: Total of proposed new footprint including 1820 sq. ft. azea above gazage that is habitable 4. ate Review -Amendment to Approved PUD This application is submitted in accordance with the directive from Bob Cole and Peter Pollack at the City of Boulder Planning Department. After certain discussions and investigations the Planning Department has informed the applicant that this proposed addition may be processed as a Site Review Amendment. With the addition of living area above the garage the footprint of the property becomes greater than 1540 but less than 2200 square feet, including the area above the garage that is habitable. Applicant therefore requests approval of an individual Site Review Amendment consistent with other approvals previously obtained by other owners in the Shanahan Ridge 6 PUD. 5. Site Review Criteria This proposal meets all applicable criteria for Site Review Applications including specifically the following; I. Boulder Va1lexComprehensive Plan: (A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plan. (B) The prosed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. II. Site Desien. The project preserves and enhances the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, and its physical setting. The project utilizes site design techniques which enhance the quality of the project. (A) Ooen Space. The project is an addition to an existing single family residence within the Shanahan Ridge 6 subdivision which contains sufficient open space to meet all applicable open space requirements. (B) Landscaoina. The project is an addition to an existing single family residence. Existing landscaping will be maintained. (C) irculati n. This addition to an existing single family residence does not affect circulation. Applicant's Written Statement, Page 2 (D) Parldna. The project meets all pazldng requirements and design standards applicable to an addition to an existing single family residence. (E) Building Design. The building design is consistent and in harmony with all neighboring properties both in scale and in materials. The building height, mass, scale, orientation, and configuration aze compatible with the existing character of the area. The height of the residence complies with all applicable height requirements and is consistent with the height of the existing buildings in the neighborhood. The color and materials of the proposed addition will be compatible with the existing residence and thereby compatible with the neighborhood. (F) ~olg_. The project does not create any new solar shading impacts on adjacent properties. 6. Develooment Schedule Pending approval of this site review request the project is scheduled to begin construction not later than the spring of 2002. Applicant's Written Statement, Page 3 EXISTING Ty1O-STORY RESIDENCE SITE & ROOF PLAN WH' 169' 105' i ~~/ ' ~ / _,--.~ SHADOW ANALYSIS NOTES ,, ~.~ ~ ~ \ /_ \ ~. \ i ~ 4R I. The dimensions shown hereon in the area of the proposed ~~ i ~ sewed story add'dion indicate budding height ~' f1P~ 2. This Site and Rwf Plm indicate that building does rot exceed 25 fret in height. The highest point for the proposed addition is 20.9 fret as indicated hereoa Because the highest point u less than 25 feet, as per City regulations, the adjusted shadow Ieagt6 is zao. 3. The lot is a level lot and the toW slope is sigmfiramly less thin four feet from the higheu point ofthe proposed sewed story addition • to the affected property Hoes. i a I w I J I I i I ZONING: LR-D SOLAR ACCESS AREA II SOLAR FENCE NT: 25'-0" SCALE: 1" = 10'-O" i I69' 105' I I I x U a ~~i. a ~~~ a ~.. d C7 w 0 v ° Z z~ W E ". AAA ~ A~9 W O ~aWWm Dd 1-~ ~ ~ (Yy Fa ,~ U U z°~ m MWry~ ~ F+~1 v.r. narnav >. roar r . ra.' anaP te~~~mr __.. _ ~ ewsm~s_aiaaucF ra a imrrvm v._o. Z-/' ~ ~ r / / / r / 7 A PROPOSED EAST EXTERIOR ELEVATION SCALE: 1/8" = 1~-0" Fx57ets vier ccef ~atwvaoF - oas*eu v,~aei a SCALE: i/8" = 1 ELEVATION x U .7 W o 9 W OHO E q W dq 0 ~ aWm 9 a ~"~ ~ ~ A ~ QI Q U z°~ Q'i W ~~ W °.; m. asm s. east ~" . rr ~~ CITY OF BOULDER Planning and Development Services 1739 Broadway, Third Floor P.O. Box 791, Boulder, CO 80306-0791 phone 303-441-1880 • fax 303-441-3241 web boulderplandevelop.net DATE OF COMMENTS: CASE MANAGER: PROJECT NAME: LOCATION: COORDINATES: REVIEW TYPE: REVIEW NUMBER: CITY OF BOULDER LAND USE REVIEW RESULTS AND COMMENTS December 7, 2001 Nan Johnson BERNARDI RESIDENCE ADDITION 1966 HARDSCRA86LE DR SOSW04 Site Review LUR2001-00082 DESCRIPTION; SITE REVIEW: Site Review to allow the addition of 480 square feet above the existing garage, increasing the building coverage above the 1,540 square feet that is allowed in the Shanahan Ridge 6 PUD. The existing building coverage is 1,340sf for the house, 594sf for the garage, with a proposed 480sf of habitable area above the garage for a total proposed new coverage of 1,820sf. REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: None. I. REVIEW FINDINGS Application meets all criteria; disposition of approval with standard conditions will be issued. Standard conditions with the approval will be the following. 1) Compliance with submit final written statement and site plan 2) Compliance with all previous conditions of approval II. CITY REQUIREMENTS Access/Circulation Building and Housing Codes Building Design Drainage Engineering Flood Control Fees Fire Protection Land Uses Landscaping No requirements. Bev Johnson, 303-441-3272. Legal Documents No requirements at this time. (Melissa Rickson, City Attorney's Office) Lot Layout Miscellaneous Neighborhood Comments -one call received requesting notice of the final decision outcome Parking Plan Documents Review Process Address: 1966 HARDSCRABBLE DR Site Design Utilities Wetlands Zoning III. INFORMATIONAL COMMENTS Access/Circulation Area Characteristics and Zoning History Shanahan 6 PUD has building coverage limits per lot, and the zoning has open space requirements. In addition, the approved site plan has noted limits to the number of stories and bedrooms for the dwellings. Staff has recently reviewed the open space requirements, and past policies and decisions on Shanahan Ridge 6. Staff has determined the following standing policy for Shanahan Ridge 6 0~. This staff decision on policy was from a staff meeting held on October 30, 2001. • Increases in building coverage are allowed up to 1,400 square feet (not including garages or covered porches) without any administrative or land use reviews. Habitable floor area above or in the garage is included in the 1,400 s.f. limit. • Increases in building coverage are allowed up to 1,540 square feet (not including garages or covered porches) only by approval of an Administrative Review for a Minor Modification to the approved PUD. Habitable floor area above or in the garage is included in the 1,540 s.f, limit. • Increases in building coverage are allowed up to 2,200 square feet (including garages and covered porches) only by approval of a Site Review PUD Amendment (Simple) that requires only the signature of the requesting property owner. • Increases in building coverage beyond 2,200 square feet (including garages and covered porches) requires a full analysis of the operi space requirements for the entire Shanahan Ridge PUD and requires a Site Review PUD Amendment with ail the signatures of all owners within Shanahan Ridge 6. • Amendments that affect open space outside of Shanahan Ridge 6 will require signatures of all affected property owners. Building and Housing Codes Addition must meet the requirements of the building code in effect at the time of building permit application. Steve Brown. Building Design Drainage Engineering Flood Control Fees Fire Protection Land Uses Landscaping Legal Documents Lot Layout Miscellaneous Neighborhood Comments Parking Plan Documents Review Process Site Design Utilities Wetlands Zoning Address: 1966 HARDSCRABBLE DR IV. NEXT STEPS Staff is preparing a Notice of Disposition of approval. The Applicant can expect to receive this Notice within the upcoming week. This decision may be appealed to or by the Planning Board within two weeks of the decision date. If no such appeal is filed or is called up by the Board, the decision shall be deemed final fourteen days after the decision date. Staff is also preparing a development agreement that the Owner(s) will then need to sign and notarize. This will then be recorded with the County Clerk and Recorders Office. If the development agreement is not signed within sixty (60) days of the final decision date, the approval automatically expires. The Applicant will need to submit to the Planning Department a 24" x 36" mylar(s) showing the final site plan. The Notice of Disposition is to be shown clearly on the final site plan. Two signature blocks should also be put on the mylar (one for the Applicant and one for the Case Manager. Address: 1966 HARDSCRABBLE DR ~~~~ '~' F . f.. ; p k g;` [ O, ~ y_~.~,' CITY OF BOULDER Planning and Development Services 1739 Broadway, Third Floor P.O. Box 791, Boulder, CO 80306-0791 phone 303-441-1880 fax.303-441-3241 web boulderplandevelop.net November 23, 2001 Greetings: We are writing to notify you that the City of Boulder Planning and Development Services Center has received the following development review application: LOCATION: 1966 HARDSCRABBLE DR PROJECT NAME: BERNARDI RESIDENCE ADDITION DESCRIPTION: SITE REVIEW: Site Review to allow the addition of 480 square feet above the existing garage, increasing the building coverage above the 1,540 square feet that is allowed in the Shanahan Ridge 6 PUD. The existing building coverage is 1,340sf for the house, 594sf for the garage, with a proposed 480sf of habitable area above the garage for a total proposed new coverage of 1,820sf. REVIEW TYPE: Site Review REVIEW NUMBER: LUR2001-00062 APPLICANT: Karen and Marc Bernardi ZONING: LR-D (Low Density Residential-Developing) What is allowed on this property? The project site is zoned LR-D, Low Density Residential-Developing. This zoning category includes properties which have been or are to be primarily used for small-lot residential development, including, without limitation single family residences, townhouses and zero lot line development, and where complementary uses may be permitted under certain conditions. Far more information about this zoning, refer to the city's land use regulations at www.ci.boulder.co.us/ cao/brc/title9.html orcontact Planning and Development Services Staff at 303-441-1880. Why is this review required? The project site is located in the Shanahan Ridge 6 development, approved as a Planned Unit Development (PUD). This PUD specifies building coverage and setback requirements unique to this project. The Shanahan Ridge 6 PUD limits the size of building coverage such that: • Increases in building coverage are allowed up to 1,400 square feet (not including garages or covered porches) without any administrative or land use reviews. • Increases in building coverage are allowed up to 1,540 square feet (not including garages or covered porches) only by approval of an Administrative Review for a Minor Modification to the approved PUD. • Increases in building coverage are allowed up to 2,200 square feet (including garages and covered porches) only by approval of a Site Review PUD Amendment. The applicant is requesting the following variation to the approved PUD through the site review process