2018-11_3166 8th Street_Disposition Packet
N O T I C E
FINDINGS AND DECISION OF THE CITY OF BOULDER BOARD OF ZONING
ADJUSTMENT DISPOSITION OF ZONING CASE
DOCKET NUMBER 2018-11
CONCERNING THE APPLICATION FOR A VARIANCE OF THE SETBACK AND BUILDING SEPARATION
REQUIREMENTS OF SECTION 9-7-1, B.R.C. 1981 AT 3166 8TH STREET OF ADRIAN SOPHER AND
MARYBETH KEIGHER, WHOSE MAILING ADDRESS IS 3166 8TH STREET, BOULDER, COLORADO 80304.
On May 10, 2018, the City of Boulder Board of Zoning Adjustment, a quorum being present, held a public
hearing, after giving notice as required by law, on the application for the following variance:
As part of a proposal for a rear single-story addition, new covered front porch, and façade/roof modifications to an
existing nonstandard house, the applicants are requesting a variance to both side yard setbacks (north & south) for
compliance with the minimum and combined side yard setback regulations of the RL-1 zoning district. The
resulting north side yard setback will be approximately 4.8 feet where 8.75 feet is required and 5 feet exists today.
The resulting south side yard setback will be approximately 6.25 feet where 10.2 feet is required and 6.3 feet exists
today. Additionally, the applicants are requesting a variance to the building separation regulations. The building
separation between the existing house and existing detached garage will be approximately 5.2 feet where 6 feet is
required and 4.5 feet exists today. Section of the Land Use Code to be modified: Section 9-7-1, BRC 1981.
Based on our field investigation and the relevant testimony, exhibits, and other evidence introduced at the
hearing, and in accordance with the applicable provisions of the Boulder Revised Code, 1981, we find by a
preponderance of the evidence that the criteria for granting a variance have been met, and grant the variance as
requested.
This variance is limited to the use and structure for which it was requested, including the location on the lot and
maximum height, as approved by the Board of Zoning Adjustment.
This variance was approved by the vote of 5-0.
EXECUTED this 10th day of May 2018, effective as of, May 10, 2018.
Jill Lester, Presiding Officer of the Board at the Meeting
By: ____________________________________________
Robbie Wyler, Secretary to the Board of Zoning Adjustment
This decision constitutes a final decision as of the date of the hearing at which it was reached. If a variance was
granted, the variance expires within 180 (one hundred eighty) days from the date on which it were granted unless a
building permit for such variance is applied for within such period.
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor • P.O. Box 791, Boulder, Colorado 80306-0791
phone 303-441-1880 • fax 303-441-3241 • email plandevelop@bouldercolorado.gov
www.boulderplandevelop.net
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BOARD OF ZONING ADJUSTMENT (BOZA) VARIANCE APPLICATION
Sopher Residence. 3166 8th Street:
Written Statement
Our request for variance is in relation to the following items addressed in the staff review comments to the
Building Permit Application for PMT2018-00605…
Project Application Review Comment from April 4, 2018: Land Use (Robbie Wyler)
SETBACKS 1 of 2: It appears the combined side yard setback
requirements are not being met with both the proposed rear (east)
bedroom addition as well as the proposed front (west) porch addition.
Existing north and south side yard setbacks are 5 feet 5 inches & 6 feet
relatively speaking. This means any new development on the lot shall
be no less than 9 feet from the north property line and 9 feet 7 inches
from the south property line in order to meet the 15-foot combined side
yard setback requirements for the RL-1 zoning district. As proposed,
the rear addition is shown at 5 feet 5 inches from the north property line
where 9 feet is required, and the front porch addition is shown at around
6.5 feet from the south property line where 9 feet 7 inches is required.
SETBACKS 2 of 2: Please see Boulder Revised Code Section 9-7-2 for
additional information on combined side yard setback requirements.
Please review and revise the as needed to ensure compliance with this
section of the Code. Also, should there be any design modifications as
a result of this comment, please ensure all associated plans pages and
documents are revised accordingly. Additional comment may follow
upon resubmittal and review of revised or additional materials.
BOZA please note: We have had the property survey updated since the one submitted wasn’t stamped, and that
survey is now attached.
In relation to the deficiency stated above…
VARIANCE REQUEST #1 – Reduce the combined side yard setbacks to a cumulative 11’-1”
from 15’ (a 26.00% reduction), with a minimum setback of 4’-10” on the north side (where 8’-
9” is required), and 6’-3” on the south side (where 10’’-2” is required).
North Side Yard Setback of bedroom addition proposed to align with existing structure at 5’ – In order to add the
bedroom to the rear of the house to maintain separation from the existing accessory structure and have room for
the access to the basement apartment, we need to align the bedroom exterior wall with the exterior wall of the
existing house (see Site Plan). That wall is 5’ from the north property line. Since the south side of the house is
built to 6.4’ from the property line, 8.6’ setback is required because the combined sideyard setbacks are required
to be 15’. We also request an additional 2” setback reduction for exterior insulation on the existing structure.
South Side Yard Setback of dormer and porch addition proposed at 7’-5”, inset 1’ from existing structure –
Likewise, since we are trying to create a shed dormer in the living room and enlarge our front porch – though it
would not increase the roof height of our one-story structure, the dormer and porch would be built 7’-5” from the
south property line (offset 1’-0” from the existing building face, which is built at 6’-5” from the south property
line). Since the north side of the house is built to 5’ from the property line, 10’ setback is required because the
combined side yard setbacks are required to be 15’. This would then need a reduction in the setback for the new
construction of the porch and the dormer of 2’-7”. However since we are also requesting an additional 2” setback
reduction for exterior insulation on the existing structure, we are requesting an overall setback reduction on the
south side to 6’-3” to allow for that added insulation and finish.
Combined Side Yard Setback request proposed at 11’-4” – Therefore because the existing house construction is
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un-insulated concrete block masonry, we are intending to add insulation to the exterior surface of the structure, as
well as to the interior, where feasible. This will add a nominal 2” of wall thickness on each side of the structure,
and therefore reduce each sideyard setback by that amount. Consequently, we are requesting that the combined
setback requirement be reduced to a nominal 11’-4” overall.
When the house was built, it was clearly not non-conforming at the time. We have submitted the approved plans
supporting a 5’ setback on each side. Subsequent code changes have created a circumstance whereby anything
previously built cannot meet the current standards, and so any change to the property requires this process. If the
intent of creating such non-conformance status to be applied across the existing fabric of the city, then it surely
wasn’t intended to preclude the small changes as we are attempting to do.
We are not trying to do anything extravagant. We are just trying to build a 12’-6” x 14’-6” bedroom. We can’t get
any smaller and make it accessible. If we take 2.5’ out of the width, it can’t be done without tearing down our
accessory structure, which is where my wife paints and works. If the north setback reduction is not supported, we
will not be able to do the addition.
To accomplish the addition, we are simply requesting that we be able to add our bedroom in alignment with the
exterior (north) wall of the existing structure. If we can’t do this, and w e must move the addition to 8’-9” from the
north property line (aligning with the 15’ combined setback requirement), we will be
unable to maintain the separation requirement to the existing accessory structure
unable to provide adequate access to the downstairs ADU
unable to maintain the window from our Kitchen / Dining to the backyard.
Additionally, we would be unable to add exterior rigid insulation to the structure, which today is an
uninsulated concrete block construction and has no insulation on the outside walls.
The other part of the house impacted by setbacks is our ability to add a shed dormer to let more light into our
Living Room, and a porch large enough to hold a table and chairs. Both are adjacent to the south property line.
Our existing residence has only a 7’6” ceiling height. With the renovation, we are hoping to raise the ceiling height
within the existing ridge line. We are simply trying to add a dormer to let in some light and make our property
more livable. Again, this apparently is affected by the overall 15’ combined setback requirement. We therefore
request that to reduce the combined sideyard setbacks as stated above.
Project Application Review Comment from April 4, 2018: Land Use (Robbie Wyler)
SEPARATION: Please verify that building separation is being
maintained between any modifications to the house and the existing
detached structure. No less than a six-foot separation is required. Note
that building separation takes into consideration roof overhangs and any
structural feature greater than 30 inches above finished grade. Review
and revise as needed.
In relation to the deficiency stated above…
VARIANCE REQUEST #2 –Reduce the separation requirement from 6’ to 5’.
Our existing accessory structure is built to within 5’-8” from the principle structure, building-face to building-face.
We cannot tell you why that’s the case, but it is. This condition occurs for a length of ±14’ where the two
structures face one another.
The current overhangs on the principle building are 14” and 12” on the accessory structure. Since our property
slopes, these overhangs exist at differing heights (our accessory structure sits ±3’ below the principle building), so
they are actually at a distance of 4’-5.5” apart.
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We recognize that this may be problematic and want to do everything that we can to reduce the amount of
encroachment, so we are proposing to do the following:
Reduce the length of wall of the accessory structure that is less than 6’ separation from the principle structure,
from 14’ to 7’ in length. (Reducing the length of the encroachment any further would require the removal of a
wall that supports the electrical panel in the accessory building, and the entire structure would have to be
rewired electrically).
Reduce the size of the overhangs on both the principle and accessory structure to a minimum dimension that
is practical for water protection, from the existing lengths to 4”.
Because we still need to make the energy efficiency improvements noted previously, we will need to be able to
add exterior rigid insulation to the outside of the principle structure. Therefore, we request that the building
separation be allowed to be reduced to 5’-0” to accommodate this. This is the minimum amount of variance
needed to support the renovation.
(h) CRITERIA FOR VARIANCES
The BOZA may grant a variance only if it finds that the application satisfies all of the applicable
requirements of paragraph (1), (2), (3), or (4) of this Subsection and the requirements of
paragraph (5) of this Subsection.
(1) Physical Conditions or Disability
(A) There are:
(i) Unusual physical circumstances or conditions, including, without limitation, irregularity,
narrowness or shallowness of the lot, or exceptional topographical or other physical conditions
peculiar to the affected property; or
(ii) There is a physical disability affecting the owners of the property or any member of the
family of an owner who resides on the property which impairs the ability of the disabled person
to utilize or access the property;
Our home site is constricted by the physical location of structures that have existed here since before we have
owned the property, which has been since 1979. These are:
1. The original residence, which was built to what was likely the allowable sideyard setbacks at the time of
construction as shown in the ILC, at 5’-5” on the north and 6’-0” on the south.
2. The garage, which also pre-existed that date and was built to a rearyard setback of ±19’ from the property
line along the alley behind our property. The alley has a 15’ ROW.
(Please refer to ILC).
My wife is 69 and I am 65 years old. Our intention is to do a small addition that allows us to continue living in
the home until we die. Over the years, we have raised three boys in our small house, which has 1250 sf on the
main level. My wife paints and works in the accessory structure, which was once a garage.
In order to raise additional income over the years, we have used the downstairs as an ADU, which we
renovated and had approved by the city in 1983. It has remained in license since that time. Over the years
when we could afford to, we let the boys live down there, and when we couldn’t, we rented it out.
The boys, now adults (our eldest, R., is 42) have moved out. However we have found that this is not
something that we can rely on. R. is has suffered with Bipolar Disorder since he was a young adult. He has
had to move back into the basement apartment multiple times over the last twenty years. He is staying with
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us – this current time for the last 2.5 years – with his girlfriend. We are glad to have the ability to offer them a
place to stay while they need it, but it’s a small house for us all; and we’re getting old.
We would like to have a home that supports us a little better, while still leaving room for our son R. – or a
caretaker – to be here if we need to have that. Or rent it if we must, for supplemental income.
In that regard, all we are trying to do is to build a bedroom for ourselves that has access to a bathroom and a
closet. For the last 40 years, that has been a luxury that has eluded us – with the boys growing up, we shared
a single 5x8 bathroom on the main level – the level we live on. We are proposing adding a bedroom off the
back of the house – just a bedroom. This then allows to create an accessible bathroom and closet in what is
generally our existing bedroom. We are also reconfiguring how we live, so that it more supports an open and
shared lifestyle:
relocating the kitchen
adding a small new entry and porch large enough to seat 4 people and hold our grille
bringing more light into our living area by adding shed dormers within the existing roof line.
We are proposing to do almost all of this within our existing building perimeter.
While we believe that this is a reasonable desire for our property, we have limitations because of the
configuration of the existing structures. Not being allowed these adjustments will fundamentally make the
addition we are proposing untenable, and we will abandon our attempt to do the changes to make our home
livable for us as we continue to age in place. While that may not be of concern to anyone but ourselves, we
anticipate the follow will occur:
we will not be able to have a bedroom that will allow us to age-in-place, so we will sell the house.
Because of the questionable viability of the existing layout for a family and the difficulty we are finding in
doing an addition, it is almost certain that any new buyer will tear down the house.
Any new house built on the site will be much like all the others we see going up under similar conditions
in our neighborhood, where builders will…
o maximize the above-grade floor area for the site
o build a full basement
o sell the new updated property for over $2m.
This is a certainty in our neighborhood.
and (B) The unusual circumstances or conditions do not exist throughout the neighborhood or
zoning district in which the property is located;
Homes like ours were once quite common in Newlands: small single-story houses under 1500 sf with partial
basements and detached one-car garages in the rear. Nothing particularly striking about many of them, and
certainly ours isn’t anything special, being stucco over concrete block with no wall insulation and steel frame
windows.
Houses like ours today, are rare, but they aren’t special. Most houses like these have been torn down. It has
been historically difficult to do small improvements such as we are attempting to do. It is far more common
that they are simply torn down and new larger houses are built. And these new houses are then able to m eet
setback requirements since they don’t have to deal with the pre-existing conditions that are as significant as
ours (relative to the requirements of the Land Use Code).
and (C) Because of such physical circumstances or conditions the property cannot reasonably be
developed in conformity with the provisions of this chapter;
While we can’t say that is impossible to meet all the requirements of the code, given the existing conditions of
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the property and the configuration of the existing structures – we can however say that doing so would be
cost prohibitive for our circumstance. It would also likely be foolish financially, even if we could afford to do
so as a renovation. It would make much more sense to tear everything down and start from scratch than to
try to do a compliant renovation, given all the circumstances noted above.
and (D) Any unnecessary hardship has not been created by the applicant.
All of the structures that we are trying to renovate were here when we bought the property in 1976. Though
our home has been good to us, it is limited, and has been for the 42 years since it was purchased.
(2) Energy Conservation
(A) The variance will permit construction of an addition to a building that was constructed on or
before January 1, 1983;
We do not have information as to the original construction date. However we have found a building permit
attached, that is from 1947.
(B) The proposed addition will be an integral part of the structure of the building;
The addition will be an integral part of the principle structure.
(C) The proposed addition will qualify as a "solar energy system" as defined in Section 9-16,
"Definitions," B.R.C. 1981, or will enable the owner of the building to reduce the net use of
energy for heating or cooling purposes by a minimum of 10% over the course of a year of
average weather conditions for the entire building;
The addition will meet current energy codes and the principle building will be significantly improved with new
windows, roof insulation and wall insulation.
and (D) The costs of constructing any comparable addition within existing setback lines so as to
achieve comparable energy purposes would be substantially greater than the cost of constructing
the addition which is proposed for the variance.
To meet all the requirements within existing setbacks as stated before would be prohibitively expensive. It
would be more viable to demolish all structures on the site and start afresh, in meeting the energy codes.
(3) Solar Access
(A) The volume of that part of the lot in which buildings may be built consistent with this code
has been reduced substantially as a result of the provisions of Section 9-9-17, "Solar Access,"
B.R.C. 1981;
Both the existing structures on the property are compliant with the requirements of the Solar Access
ordinance, and the proposed addition will have no impact on the solar envelope allowed for buildings on the
property.
(B) The proposed building or object would not interfere with the basic solar access protection
provided in Section 9-9-17, "Solar Access," B.R.C. 1981;
The proposed additions will have no impact on the solar envelope allowed for buildings on the property.
and (C) The volume of the proposed building to be built outside of the building setback lines for
the lot will not exceed the amount by which the buildable volume has been reduced as a result of
the provisions of Section 9-9-17, "Solar Access," B.R.C. 1981.
The addition is compliant with the regulation.
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(4) Designated Historic Property
The property could be reasonably developed in conformity with the provisions of this chapter,
but the building has been designated as an individual landmark or recognized as a contributing
building to a designated historic district. As part of the review of an alteration certificate
pursuant to Chapter 9-11, "Historic Preservation," B.R.C. 1981, the approving authority has
found that development in conforming locations on the lot or parcel would have an adverse
impact upon the historic character of the individual landmark or the contributing building and
the historic district, if a historic district is involved.
The site is not a part of designated historic district, the buildings are not landmarked, and though the original
structure is greater than 50 years old, it is not considered of historic significance.
(5) Requirements for All Variance Approvals
(A) Would not alter the essential character of the neighborhood or district in which the lot is
located;
The variance would not alter the neighborhood character and would not constitute a change that would be
noticeable.
(B) Would not substantially or permanently impair the reasonable use and enjoyment or
development of adjacent property;
The variance would not impair the reasonable enjoyment of any neighboring property.
(C) Would be the minimum variance that would afford relief and would be the least modification
of the applicable provisions of this title;
The variance is indeed minor, and of almost no impact.
and (D) Would not conflict with the provisions of Section 9-9-17, "Solar Access," B.R.C.1981.
See responses to criteria (4) above – no conflict.
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5441'
5442'
5443'
5444'50' - 0"125' - 0"
EXISTING ACCESSORY BUILDING
ONE-STORY BUILDING WITH BASEMENT
25'-0" FRONT YARD SETBACK 25'-0" REAR YARD SETBACK
5' 0" SIDE YARD SETBACK
6.4' SIDE YARD SETBACK LOCATION OF LOW POINT. 5440.90'
EXISTING RIDGE HIGH POINT TO REMAIN. 5461.6'
EXISTING BRICK WALKWAY
EXISTING CONCRETE WALK
EM
GM
WM
STREET TREE
ELECTRIC CAR CHARGING STATION
RELOCATE METERS TO HERE
GENERAL SITE PLAN NOTES:
1. ALL DIMENSIONS TO FACE OF FOUNDATION WALL OR STRUCTURAL
STRATA, UNLESS NOTED OTHERWISE.
2. VERIFY ALL SITE PARAMETERS (PROPERTY BOUNDARIES, EASEMENTS
AND SETBACKS) PRIOR TO STAKING TO DEMOLITION AND
CONSTRUCTION.
3. CONTRACTOR TO VERIFY LOCATION OF ALL UNDERGROUND UTILITIES
AND TO ARRANGE PROPER DISCONTINUANCE AND/OR RELOCATION
PRIOR TO DEMOLITION.
4. PROVIDE TREE AND SHRUB PROTECTION FOR EXISTING LANDSCAPING,
ESPECIALLY FOR MATURE TREES MARKED TO BE SAVED.
5. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDING PERIMETER; 10%
MINIMUM SLOPE FOR FIRST 10'. IT IS ESSENTIAL THAT SITE GRADING BE
PROVIDED TO PREVENT INFILTRATION OF SURFACE WATER INTO THE
FOUNDATION SYSTEM. REFER TO CIVIL DRAWINGS FOR GRADING AND
DRAINAGE.
6. MECHANICALLY COMPACT ALL FILL AROUND THE BUILDING, INCLUDING
THE BACKFILL. IMPROPER BACKFILL COMPACTION CAN CAUSE
SETTLEMENT OF EXTERIOR SLABS SUCH AS WALKS, PATIOS AND
DRIVEWAYS.
7. DISCHARGE ROOF DOWN SPOUTS AND ALL OTHER WATER COLLECTION
SYSTEMS MINIMUM 5' BEYOND PERIMETER OF STRUCTURE
8. NO IRRIGATION WITHIN 5' OF THE FOUNDATION. AVOID HEAVY
WATERING OF ANY FOUNDATION PLANTINGS.
5' EXISTING. 4'10" REQUESTED WHERE 8' 9" IS REQUIRED
6'-5" EXISTING. 6'-3" REQUESTED WHERE 10'-2" IS REQUIRED
PROPERTY LINE
25'-0" FRONT YARD SETBACK
5'-0" EXISTING SIDE YARD SETBACK
EXISTING COVERED PORCH
PROPOSED COVERED PORCH
PROPOSED COMBINED SIDE YARD
SETBACK 11'-1" WHERE 15'-0" IS REQUIRED
6'-5' EXISTING SIDE YARD SETBACK
25'-0" REAR SETBACK
PROPOSED
ADDITION
50' - 0"125' - 0"
EXISTING RESIDENCE
EXISTING ACCESSORY
BUILDING
PRINCIPLE BUILDING SETBACK Date:NOTICE: DUTY OF COOPERATIONRelease of these documents contemplates further cooperation among the owner, his contractor, and the architect. Design and construction are complex. Although the architect and his consultants have performed their services with due care and diligence, they cannot guarantee perfection. Communication is imperfect and every contingency cannot be anticipated. Any errors, omissions, or discrepancy discovered by the use of these documents shall be reported immediately to the architect. Failure to notify the architect compounds misunderstanding and increases construction costs. A failure to cooperate by simple notice to the architect shall relieve the architect from responsibility for all consequences arriving out of such changes. The designs and plans are copyright and are not to be used or reproduced wholly or in part without the written permission of SSArchitects. The drawings and specifications are instruments of service and shall remain the property of the Architect whether the project for which they are made is executed or not. COPYRIGHT SSArchitects.Do not scale from drawing. Verify all dimensions on site.Project No:Drawn By:Item:4/9/2018 6:22:43 PMG0.403166 8TH STREETBOULDER, COLORADO 803041709002/14/2018AuthorSITE PLAN 1/16" = 1'-0"1 SITE PLAN
1/16" = 1'-0"2 SETBACK DIAGRAM
PROJECT DATA
BUILDING CODE:2012 IRC
BOULDER REVISED CODE -
TITLE 9 LAND USE CODE
IBC USE AND OCCUPANCY:R-3 (SINGLE-FAMILY)
CONSTRUCTION TYPE:TYPE V-B
ZONING DESIGNATION:RL-1
SPRINKLER SYSTEM:N/A
SOLAR ACCESS ZONE:I (12' SOLAR FENCE)
LOT AREA: 6,250 SQ. FT. (0.14 ACRES)
ALLOWABLE BUILDING COVERAGE:2,260 S.F.
EXISTING BUILDING COVERAGE: 1,738 S.F.
PROPOSED BUILDING COVERAGE:2,000 S.F.
EXISTING LOWER LEVEL SF:800 SF
EXISTING MAIN LEVEL SF:1,250
PROPOSED LOWER LEVEL SF:800 SF
PROPOSED MAIN LEVEL SF:1,539 SF
ALLOWABLE BUILDING HEIGHT:35'-0"
EXISTING BUILDING HEIGHT (TO REMAIN): 20.7' (5461.6' USGS) FROM
BUILDING LOW POINT
PROPOSED BUILDING HEIGHT:UNCHANGED
LOW POINT ELEVATION:5440.9' (USGS)
NUMBER OF STORIES:1 PLUS BASEMENT
ROOF FIRE CLASS:CLASS A
ROOF DESIGN WIND SPEED (V 3SEC ASD): 120 MPH
ROOF EXPOSURE CATEGORY:C, 3-SECOND GUST
SEISMIC DESIGN CATEGORY:B
SNOW LOAD:30 PSF
- PROPOSED
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A
3
2
1
B C
MASTER
FAMILY RM
OFFICE
LIVING RM
KITCHEN
DEMO WALLS,
DOORS, SHELVING,
AND STAIR
9'-1" x 15'-5"9'-5" x 9'-9"
NOOK
6'-10" x 9'-3"
9'-6" x 7'-2"
9'-9" x 11'-9"
BATH
6'-6" x 5'-0"
12'-2" x 17'-9"
DINING
10'-0" x 10'-10"
FIREPLACE
EM
WM
WOOD FLOOR
TO REMAIN
GM
SUB PANEL6' - 5 3/4"DEMO PORTION OF WALL
AND ROOF. RE:
PROPOSED PLAN
EXISTING
ACCESSORY BUILDING
2
SK0.0
5' - 8"
4' - 8"
DEMO WALLS FOR NEW
WINDOW BUMP OUT.
RE: PROPOSED PLAN
DEMO WALL, DOOR,
AND WINDOWS FOR
ADDITION
DEMO DOORS AND
STORAGE
EXISTING ROOF OVERHANG
GROUND FLOOR
100' - 0"
NEW PORCH ROOF
PLATE
108' - 0"
E
X.
C
L
E
A
R
A
N
C
E
4' - 5 1/2"
1' - 0"
EX. CLEARANCE
4' - 8"
BASEMENT
LIVING RM
ACCESSORY
BUILDING
WALL KEY
EXISTING
DEMOLITION
PROPOSED
FLOOR OR ROOF
AREA TO BE
DEMOLISHED
Date:NOTICE: DUTY OF COOPERATIONRelease of these documents contemplates further cooperation among the owner, his contractor, and the architect. Design and construction are complex. Although the architect and his consultants have performed their services with due care and diligence, they cannot guarantee perfection. Communication is imperfect and every contingency cannot be anticipated. Any errors, omissions, or discrepancy discovered by the use of these documents shall be reported immediately to the architect. Failure to notify the architect compounds misunderstanding and increases construction costs. A failure to cooperate by simple notice to the architect shall relieve the architect from responsibility for all consequences arriving out of such changes. The designs and plans are copyright and are not to be used or reproduced wholly or in part without the written permission of SSArchitects. The drawings and specifications are instruments of service and shall remain the property of the Architect whether the project for which they are made is executed or not. COPYRIGHT SSArchitects.Do not scale from drawing. Verify all dimensions on site.Project No:Drawn By:Item:4/9/2018 3:37:46 PMSK0.03166 8TH STREETBOULDER, COLORADO 803041709004/09/18AuthorEX. / DEMO GROUND FLOOR PLAN 1/8" = 1'-0"1 EXISTING / DEMO GROUND FLOOR PLAN
1/4" = 1'-0"2 EXISTING BUILDING CLEARANCE
BOZA Disposition of Approval Page 21 of 26
UP
UP
GROUND FLOOR
100' - 0"
NEW PORCH ROOF
PLATE
108' - 0"5' - 5"
REDUCE ROOF
OVERHANGS TO 4"
CLEAR
5' - 1 1/2"4"
BASEMENT
LIVING RM
ACCESSORY
BUILDING
NEW SHEATHING TO
MEET ENERGY
REQUIREMENTS
A
3
2
1
B C
A2.01
2
A2.011
A2.00
1
A2.00 2G0.00
2
SK0.1
KITCHEN
MASTER
BATH
CLO.
FRONT PORCH
FAMILY RM
OFFICE
LIVING RM
BATH
9'-5" x 9'-9"9'-6" x 7'-2"
9'-9" x 11'-9"
6'-6" x 5'-0"
BATH
+36"
12'-6" x 17'-9"
12'-10" x 14'-10"
100
101102
103
105106110
109
107
13R@7 1/4"12' - 3 1/4"108
111
S
S
GM
CLO.
DW
R 6' - 0"5' - 10"24' - 2"
PROPERTY LINE
EXISTING ACCESSORY BUILDING
5' - 1 1/2"
WALL KEY
EXISTING
DEMOLITION
PROPOSED
FLOOR OR ROOF
AREA TO BE
DEMOLISHED
Date:NOTICE: DUTY OF COOPERATIONRelease of these documents contemplates further cooperation among the owner, his contractor, and the architect. Design and construction are complex. Although the architect and his consultants have performed their services with due care and diligence, they cannot guarantee perfection. Communication is imperfect and every contingency cannot be anticipated. Any errors, omissions, or discrepancy discovered by the use of these documents shall be reported immediately to the architect. Failure to notify the architect compounds misunderstanding and increases construction costs. A failure to cooperate by simple notice to the architect shall relieve the architect from responsibility for all consequences arriving out of such changes. The designs and plans are copyright and are not to be used or reproduced wholly or in part without the written permission of SSArchitects. The drawings and specifications are instruments of service and shall remain the property of the Architect whether the project for which they are made is executed or not. COPYRIGHT SSArchitects.Do not scale from drawing. Verify all dimensions on site.Project No:Drawn By:Item:4/9/2018 3:37:46 PMSK0.13166 8TH STREETBOULDER, COLORADO 803041709003/27/18AuthorPROPOSED GROUND FLOOR PLAN 1/4" = 1'-0"2 PROPOSED BUILDING CLEARANCE
1/8" = 1'-0"1 PROPOSED GROUND FLOOR PLAN
BOZA Disposition of Approval Page 22 of 26
GROUND FLOOR
100' - 0"
321
NEW PORCH ROOF
PLATE
108' - 0"
2
AD3.0
GROUND FLOOR
100' - 0"
LOWER LEVEL
92' - 2 1/2"
A B C
NEW PORCH ROOF
PLATE
108' - 0"
1
AD3.0
Date:NOTICE: DUTY OF COOPERATIONRelease of these documents contemplates further cooperation among the owner, his contractor, and the architect. Design and construction are complex. Although the architect and his consultants have performed their services with due care and diligence, they cannot guarantee perfection. Communication is imperfect and every contingency cannot be anticipated. Any errors, omissions, or discrepancy discovered by the use of these documents shall be reported immediately to the architect. Failure to notify the architect compounds misunderstanding and increases construction costs. A failure to cooperate by simple notice to the architect shall relieve the architect from responsibility for all consequences arriving out of such changes. The designs and plans are copyright and are not to be used or reproduced wholly or in part without the written permission of SSArchitects. The drawings and specifications are instruments of service and shall remain the property of the Architect whether the project for which they are made is executed or not. COPYRIGHT SSArchitects.Do not scale from drawing. Verify all dimensions on site.Project No:Drawn By:Item:4/9/2018 3:37:43 PMAD2.03166 8TH STREETBOULDER, COLORADO 803041709002/14/2018AuthorEXISTING WEST & SOUTH ELEVATIONS 1/8" = 1'-0"1 EXISTING WEST ELEVATION
1/8" = 1'-0"2 EXISTING SOUTH ELEVATION
BOZA Disposition of Approval Page 23 of 26
GROUND FLOOR
100' - 0"
LOWER LEVEL
92' - 2 1/2"
3 2 1
NEW PORCH ROOF
PLATE
108' - 0"
2
AD3.0
GROUND FLOOR
100' - 0"
LOWER LEVEL
92' - 2 1/2"
ABC
NEW PORCH ROOF
PLATE
108' - 0"
1
AD3.0
Date:NOTICE: DUTY OF COOPERATIONRelease of these documents contemplates further cooperation among the owner, his contractor, and the architect. Design and construction are complex. Although the architect and his consultants have performed their services with due care and diligence, they cannot guarantee perfection. Communication is imperfect and every contingency cannot be anticipated. Any errors, omissions, or discrepancy discovered by the use of these documents shall be reported immediately to the architect. Failure to notify the architect compounds misunderstanding and increases construction costs. A failure to cooperate by simple notice to the architect shall relieve the architect from responsibility for all consequences arriving out of such changes. The designs and plans are copyright and are not to be used or reproduced wholly or in part without the written permission of SSArchitects. The drawings and specifications are instruments of service and shall remain the property of the Architect whether the project for which they are made is executed or not. COPYRIGHT SSArchitects.Do not scale from drawing. Verify all dimensions on site.Project No:Drawn By:Item:4/9/2018 3:37:45 PMAD2.13166 8TH STREETBOULDER, COLORADO 803041709002/14/2018AuthorEXISTING EAST & NORTH ELEVATIONS 1/8" = 1'-0"1 EXISTING EAST ELEVATION
1/8" = 1'-0"2 EXISTING NORTH ELEVATION
BOZA Disposition of Approval Page 24 of 26
GROUND FLOOR
100' - 0"
LOWER LEVEL
92' - 2 1/2"
A B C
NEW PORCH ROOF
PLATE
108' - 0"
1
A3.00
R S
J
C
B
C
G
EE
I I
EXISTING SKYLIGHT TO REMAIN
1
A3.01
25 YEAR CLASS "A" ARCHITECTURAL
ASPHALT SHINGLES, TYP. AT ALL ROOFS
NEW LOW -E TRIPLE PANE
FIBERGLASS WINDOWS, TYP.
TRIM BAND
NOTE: TOPOGRAPHIC LOW POINT (5440.9' USGS)
4" VERTICAL WOOD SIDING
115.01'5461.6'
2-COAT STUCCO WITH SMOOTH FINISH
GROUND FLOOR
100' - 0"
321
NEW PORCH ROOF
PLATE
108' - 0"
2
A3.00 25 YEAR CLASS "A" ARCHITECTURAL ASPHALT
SHINGLES, TYP. AT ALL ROOFS
4" VERTICAL WOOD SIDING
2-COAT STUCCO WITH SMOOTH FINISH
NOTE: TOPOGRAPHIC LOW
POINT (5440.9 USGS)
NEW LOW -E DOUBLE PANE METAL
CLAD WINDOWS, TYP.
A A A
KLKLK
NM
115.01'5461.6'
100
Date:NOTICE: DUTY OF COOPERATIONRelease of these documents contemplates further cooperation among the owner, his contractor, and the architect. Design and construction are complex. Although the architect and his consultants have performed their services with due care and diligence, they cannot guarantee perfection. Communication is imperfect and every contingency cannot be anticipated. Any errors, omissions, or discrepancy discovered by the use of these documents shall be reported immediately to the architect. Failure to notify the architect compounds misunderstanding and increases construction costs. A failure to cooperate by simple notice to the architect shall relieve the architect from responsibility for all consequences arriving out of such changes. The designs and plans are copyright and are not to be used or reproduced wholly or in part without the written permission of SSArchitects. The drawings and specifications are instruments of service and shall remain the property of the Architect whether the project for which they are made is executed or not. COPYRIGHT SSArchitects.Do not scale from drawing. Verify all dimensions on site.Project No:Drawn By:Item:4/9/2018 6:34:05 PMA2.003166 8TH STREETBOULDER, COLORADO 803041709002/14/2018AuthorPROPOSED WEST & SOUTH ELEVATIONS 1/8" = 1'-0"1 PROPOSED SOUTH ELEVATION
1/8" = 1'-0"2 PROPOSED WEST ELEVATION
BOZA Disposition of Approval Page 25 of 26
GROUND FLOOR
100' - 0"
LOWER LEVEL
92' - 2 1/2"
3
2
1
NEW PORCH ROOF
PLATE
108' - 0"
2
A3.00
A A A A T A
HHH
U
E
101
EXISTING SKYLIGHT TO REMAIN
25 YEAR CLASS "A" ARCHITECTURAL
ASPHALT SHINGLES, TYP. AT ALL ROOFS
NEW LOW -E TRIPLE PANE
FIBERGLASS WINDOWS, TYP.
TRIM BAND
NOTE: TOPOGRAPHIC LOW POINT (5440.9' USGS)
115.01'5461.6'4" VERTICAL WOOD SIDING
2-COAT STUCCO WITH SMOOTH FINISH
5' - 1"2
SK0.1
GROUND FLOOR
100' - 0"
LOWER LEVEL
92' - 2 1/2"
ABC
NEW PORCH ROOF
PLATE
108' - 0"
1
A3.00
O O M
E
EXISTING SKYLIGHT TO REMAIN
1
A3.01
25 YEAR CLASS "A" ARCHITECTURAL
ASPHALT SHINGLES, TYP. AT ALL ROOFS
115.01'5461.6'
NEW LOW -E TRIPLE PANE
FIBERGLASS WINDOWS, TYP.
TRIM BAND
NOTE: TOPOGRAPHIC LOW POINT (5440.9' USGS)
2-COAT STUCCO WITH SMOOTH FINISH
Date:NOTICE: DUTY OF COOPERATIONRelease of these documents contemplates further cooperation among the owner, his contractor, and the architect. Design and construction are complex. Although the architect and his consultants have performed their services with due care and diligence, they cannot guarantee perfection. Communication is imperfect and every contingency cannot be anticipated. Any errors, omissions, or discrepancy discovered by the use of these documents shall be reported immediately to the architect. Failure to notify the architect compounds misunderstanding and increases construction costs. A failure to cooperate by simple notice to the architect shall relieve the architect from responsibility for all consequences arriving out of such changes. The designs and plans are copyright and are not to be used or reproduced wholly or in part without the written permission of SSArchitects. The drawings and specifications are instruments of service and shall remain the property of the Architect whether the project for which they are made is executed or not. COPYRIGHT SSArchitects.Do not scale from drawing. Verify all dimensions on site.Project No:Drawn By:Item:4/9/2018 3:37:40 PMA2.013166 8TH STREETBOULDER, COLORADO 803041709002/14/2018AuthorPROPOSED EAST & NORTH ELEVATIONS 1/8" = 1'-0"1 PROPOSED EAST ELEVATION
1/8" = 1'-0"2 PROPOSED NORTH ELEVATION
BOZA Disposition of Approval Page 26 of 26