12.13.2018 BOZA Packet (FULL)
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE GIVEN BY THE CITY OF BOULDER, BOARD OF ZONING ADJUSTMENT, AT THE TIME AND PLACE SPECIFIED ABOVE. ALL
PERSONS, IN FAVOR OF OR OPPOSED TO OR IN ANY MANNER INTERESTED IN ANY OF THE FOLLOWING VARIANCES FROM THE LAND USE REGULATIONS, TITLE 9, BOULDER REVISED CODE
1981; MAY ATTEND SUCH HEARING AND BE HEARD IF THEY SO DESIRE. (APPLICANT OR REPRESENTATIVE MUST APPEAR AT THE MEETING.)
1. CALL TO ORDER
2. BOARD HEARINGS
A. Docket No.: BOZ2018-25
Address: 1030 6th Street
Applicant: Kari & Charles Armstrong
Setback Variance: As part of a proposal to construct a roof over and existing elevated front patio to a
nonstandard house, the applicant is requesting a variance to the front (west) yard setback in order to
meet the front yard setback regulations of the RL-1 zoning district. The resulting west setback will be
approximately 7.7 feet (taken from the existing patio and new support columns) where 25 feet is
required and 7.7 feet exists today. Section of the Land Use Code to be modified: Section 9-7-1, BRC
1981.
3. GENERAL DISCUSSION
A. Approval of Minutes: The November 8, 2018 BOZA minutes are scheduled for approval.
B. Matters from the Board
1) Review Letter to 2019 Letter to Council
C. Matters from the City Attorney
D. Matters from Planning and Development Services
4. ADJOURNMENT
For more information call Brian Holmes or Cindy Spence at 303-441-1880 or via e-mail holmesb@bouldercolorado.gov. Board packets are available after 4 p.m. Friday
prior to the meeting, online at www.bouldercolorado.gov, or at the Planning & Development Services Center, located at 1739 Broadway, third floor.
* * * SEE REVERSED SIDE FOR MEETING GUIDELINES * * *
CITY OF BOULDER
BOARD OF ZONING ADJUSTMENT
MEETING AGENDA
DATE: Thursday, December 13, 2018
TIME: Meeting to begin at 5 p.m.
PLACE: Council Chambers, 1777 Broadway, 2nd Floor
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CITY OF BOULDER
BOARD OF ZONING ADJUSTMENT
MEETING GUIDELINES
CALL TO ORDER
The board must have a quorum (three members present) before the meeting can be called to order.
AGENDA
The board may rearrange the order of the agenda or delete items for good cause. The board may not add items requiring
public notice.
ACTION ITEMS
An action item requires a motion and a vote. The general format for hearing of an action item is as follows:
1. Presentations
• Staff presentation.*
• Applicant presentation.*Any exhibits introduced into the record at this time must be provided in quantities of
seven to the Board Secretary for distribution to the board and admission into the record.
• Board questioning of staff or applicant for information only.
2. Public Hearing
Each speaker will be allowed an oral presentation.*
• Speakers should introduce themselves, giving name and address. If officially representing a group, homeowners'
association, etc., please state that for the record as well.
• Speakers are requested not to repeat items addressed by previous speakers other than to express points of
agreement or disagreement. Refrain from reading long documents, and summarize comments wherever possible.
Long documents may be submitted and will become a part of the official record. When possible, these documents
should be submitted in advance so staff and the board can review them before the meeting.
• Speakers should address the Land Use Regulation criteria and, if possible, reference the rules that the board uses
to decide a case.
• Any exhibits introduced into the record at the hearing must be provided in quantities of seven to the Board
Secretary for distribution to the board and admission into the record.
• Citizens can send a letter to Planning and Development Services staff at 1739 Broadway, Boulder, CO 80302, two
weeks before the board meeting, to be included in the Board packet. Correspondence received after this time will
be distributed at the board meeting.
3. Board Action
• Board motion. Motions may take any number of forms. With regard to a specific development proposal, the
motion generally is to either approve the project (with or without conditions), to deny it, or to continue the matter
to a date certain (generally in order to obtain additional information).
• Board discussion. This is undertaken entirely by members of the board. The applicant, members of the public or
city staff participate only if called upon by the Chairperson.
• Board action (the vote). An affirmative vote of at least three members of the board is required to pass a motion
approving any action. If the vote taken results in a tie, a vote of two to two, two to one, or one to two, the
applicant shall be automatically allowed a rehearing. A tie vote on any subsequent motion to approve or deny
shall result in defeat of the motion and denial of the application.
MATTERS FROM THE BOARD, CITY STAFF, AND CITY ATTORNEY
Any board member, Planning and Development Services staff, or the City Attorney may introduce before the board
matters, which are not included in the formal agenda.
*The Chairperson, subject to the board approval, may place a reasonable time limitation on presentations.
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Property History The property currently addressed as 1030 6th Street was at one point in a time a larger half‐acre lot known as 600 College Avenue. The Bakers Half‐Acre property was split into 3 properties in 1995: 610 College to the north, 1030 6th Street (middle lot) and 1026 6th Street to the south. The home was likely constructed around 1915 as it was documented in the City Directory for 1916, 1921 & 1926. The west wall which faces 6th Street and elevated patio were part of the historic home. The elevated patio is constructed on top of a historic root cellar which is accessed on the south side of the property. The historic west wall of the home doesn’t comply with the current City 25’ front yard setback; the home was constructed well before the City of Boulder had adopted zoning and building codes. The current owners purchased the property in 2011. Front of home, approximately 1962 12.13.2018 BOZA Packet Page 8 of 41
Front of Assessors Card, approximately 1956 12.13.2018 BOZA Packet Page 9 of 41
Back of Assessors Card, approximately 1947 Lists depreciation for 1915, 1925 and 1965 12.13.2018 BOZA Packet Page 10 of 41
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Written Statement for 1030 6th Street Proposed Front Porch
We are proposing to add a front porch over our existing concrete patio. We’d like to have a
covered porch on the front of our home where we can sit outside. Our home faces west and the
covered porch would add much needed shade and protection of the west facing windows of the home.
Additionally we currently have snow and ice buildup on the existing concrete patio despite shoveling ‐
this safety concern will be much improved by having a covered porch.
Our current elevated concrete patio is constructed over a root cellar which was part of the
original home construction. We are proposing to build the new front porch on top of the existing
concrete patio and root cellar. We think that the new front porch design makes the front of our home
more inviting for visitors. Many of our neighbors on 6th Street have front porches and we think
porches provide a place to enjoy the exterior of your home while adding to the streetscape.
BOZA Variance Criteria
(1) Physical Conditions or Disability
(A) i: The existing home was built around 1915 and was constructed closer than current
setbacks allow in the for this RL‐1 Zone. The west wall of the existing home is 15’ off of the
front property line where 25’ is now required. On conforming properties front porches are
allowed to encroach up to 8’ within the front yard setback which would allow for a 17’ front
yard setback. The proposed porch which is constructed over an existing patio has a 7’‐8.5”
front yard setback.
(B): Most of the surrounding homes were built with conforming setbacks. This home was
constructed before current zoning and building codes were adopted.
(C): The proposed front porch will be constructed so that the new columns sit on top of an
existing foundation wall of the existing historic patio and root cellar below. Our structural
engineer says the existing porch/ root cellar structure could not support the porch columns
unless they stack on top of the existing foundation wall.
(D): The current owners purchased this property in 2011 and did not add to the nonconforming
location of the home on the property.
(2) Energy Conservation
(A): The existing west wall and patio were constructed in approximately 1915, this is well
before the 1983 cutoff.
(B): The proposed front porch will be designed to create a covered roof area for accessing the
front door to the home. The proposed design has columns that will stack on top of the existing
foundation of the current patio and root cellar. The new roof will nestle into the front façade in
an area that is currently a blank vertical wall. The new covered roof will span from the
southern edge of the stone chimney to the right side of the existing patio which will provide
more visual balance to the front elevation and will add to the curb appeal.
(C): The proposed covered porch will shade the existing west facing window which will lower
the solar gain on the west side.
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(3) Solar Access
(B): The proposed front porch will not interfere with the solar access protection per 9‐9‐17 as
demonstrated by the submitted Solar Analysis diagram and Calculation Spreadsheet.
(4) Designated Historic Property
While this home is not a designated historic property it was constructed around 1915, please
see submitted History of Property Information. The west wall which faces 6th Street and
elevated patio were part of the historic home. The elevated patio is constructed on top of a
historic root cellar which is accessed on the south side of the property. The historic west wall of
the home doesn’t comply with the current City 25’ front yard setback; the home was
constructed well before the City of Boulder had adopted zoning and building codes.
(5) Requirements for All Variance Approvals
(A): The proposed porch will not alter the character of the neighborhood: over half of the
homes on 6th Street between College and Euclid have covered front porches. Porches add
variation to the streetscape and provide a place for neighbors to recreate outside of their
homes.
(B): The adjacent properties will not be impeded from reasonable use and enjoyment of their
property or future development by the proposed porch as it will be constructed on top of the
existing patio. Please see the submitted signed plans from the four adjacent properties.
(C): The proposed porch is the minimum variance that would afford relief to this property. The
new porch is being constructed on top of an existing historic patio and root cellar which
encroach into current front yard setbacks. While we can not meet the required current front
porch setback the proposed porch has been designed to satisfy current front porch design
criteria. The proposed porch is 146 SF where 150 SF is allowed. The porch height is 11’‐10”
above the porch floor where 12’ is allowed. The front yard setbacks for the existing home and
proposed porch are not conforming, but the side yard setbacks are conforming.
(D): The proposed design does not conflict with Solar Access protections of 9‐9‐17 as
demonstrated in the submitted Solar Analysis and supporting calculated spreadsheet.
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1030 6th Street – Existing Photos
Front Elevation
Left Side (North) of Existing Patio Right Side (south) of Existing Patio & Root Cellar
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1
Stephanie Ridgway
From:Charles Armstrong <charlesarmstrong74@gmail.com>
Sent:Monday, November 19, 2018 9:35 AM
To:Stephanie@303Architecture.com; Kari Armstrong
Subject:Fwd: Front porch plans
Sent from my iPhone
Begin forwarded message:
From: Mary Reynolds <mbreynolds52@gmail.com>
Date: November 19, 2018 at 8:49:04 AM MST
To: charlesarmstrong74@gmail.com
Subject: Re: Front porch plans
Hi Chuck & Kari,
Al and I think your porch project is lovely. Attached are the plans with our
signatures.
Mary
On Thu, Nov 15, 2018 at 9:29 PM Charles Armstrong <charlesarmstrong74@gmail.com> wrote:
Hi Mary,
Thank you again for agreeing to review the plans that are attached to this email. We have
decided that we would like to add a front porch over our existing concrete patio. In order to do
this, we need to apply for a variance for the porch addition as our historic home is closer to the
front property line than is now permitted by current zoning laws. The city has asked us to reach
out to our neighbors to get approval for the proposed design. Please feel free to contact our
architect (Stephanie Ridgway 303-641-6708) if you have any questions about the designs.
Please sign each sheet of the drawings included. Our deadline is November 20 in order to make
it on the docket for the December 13 meeting.
Thanks again for reviewing the plans and let me know if you have any questions or concerns.
Chuck and Kari Armstrong
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