2018-25_1030 6th St_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 BOZ2018-25
CONCERNING THE APPLICATION FOR A VARIANCE OF THE SETBACK REQUIREMENTS OF SECTION 9-
7-1, B.R.C. 1981 AT 1030 6TH STREET OF KARI AND CHARLES ARMSTRONG, WHOSE MAILING ADDRESS
IS 1030 6TH STREET, BOULDER, COLORADO 80302.
On December 13, 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 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.
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 4-0 (J. Lester absent).
EXECUTED this 13th day of December 2018, effective as of, December 13, 2018.
Michael Hirsch, 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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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 BOZA Disposition of Approval Page 7 of 36
Front of Assessors Card, approximately 1956 BOZA Disposition of Approval Page 8 of 36
Back of Assessors Card, approximately 1947 Lists depreciation for 1915, 1925 and 1965 BOZA Disposition of Approval Page 9 of 36
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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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