2019-02_2231 19th 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 BOZ2019-02
CONCERNING THE APPLICATION FOR A VARIANCE OF THE SETBACK REQUIREMENTS OF SECTION 9-
7-1 & 9-7-8, B.R.C. 1981 AT 2231 19TH STREET OF MYRON AND BARBARA GUTMANN, WHOSE MAILING
ADDRESS IS 1844 MAPLETON AVENUE, BOULDER, COLORADO 80304.
On February 14, 2019, 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 remodel an existing nonstandard single-family home on a nonstandard 2,261 square-foot lot
- including modifications to the attached single-car garage’s south wall and roof, the addition of a new rear dormer
on the main roof, and the addition of a new accessible covered ramp and porch leading to the front door - the
applicants are requesting a setback variance to the front (east), rear (west), and interior side (south) yards in order to
meet the minimum setback requirements for a principal structure in the RL-1 zoning district. The resulting front
yard setback will be approximately 5.5 feet (from the proposed covered ramp/porch) where 25 feet is required and
approximately 6.5 feet exists today (from the existing front porch). The resulting rear yard setback will be
approximately 13.2 feet (from the new rear dormer) where 25 feet is required and approximately 1.2 feet exists
today. The resulting south interior side yard setback (taken from the new wall of the attached garage) will be zero
(0) feet where 9.75 feet is required and zero (0) feet exists today. Additionally, the applicants are requesting a
variance to the maximum allowed building coverage for the property in order to permit the proposed covered ramp
and porch. The resulting building coverage will be approximately 1,310 square feet where 927 square feet is
permitted and approximately 1,125 square feet exists today. Sections of the Land Use Code to be modified:
Sections 9-7-1 & 9-7-8, 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 3-0 (D. Schafer, M. Hirsch absent).
EXECUTED this 14th day of February 2019, effective as of, February 14, 2019.
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
BOZA Disposition of Approval Page 1 of 21
Revised May 2017
400.pdf
City of Boulder Planning and Development Services
1739 Broadway, third floor • PO Box 791 • Boulder, CO 80306 Phone:
303-441-1880 • Fax: 303-441-3241 • Web: boulderplandevelop.net
BOARD OF ZONING ADJUSTMENT (BOZA)
VARIANCE APPLICATION
APPLICATION DEADLINE IS 4:00 P.M. ON THE THIRD WEDNESDAY OF EACH MONTH.
MEETING DATE IS 5:00 P.M. ON THE SECOND THURSDAY OF THE FOLLOWING MONTH.
Submittal of inaccurate or incomplete information will result in rejection of the application.
STAFF USE ONLY
Doc. No. _______________ Date Filed _________________Zone______________Hearing Date _____________
Application received by: Date Fee Paid Sign(s) Provided
GENERAL DATA
(To be completed by the applicant.)
•Street Address or General Location of Property:
•Legal Description: Lot Block Subdivision (Or attach description.)
•Existing Use of Property:
•Description of proposal:
*Total floor area of existing building:*Total gross floor area proposed:
*Total building coverage existing:*Total gross building coverage proposed:
*Building height existing:*Building height proposed:
*See definitions in Section 9-16-1, B.R.C. 1981.
Name of Owner:
•Address:Telephone:
•City: State: Zip Code: Email:
Name of Contact (if other than owner):
•Address:Telephone:
•City: State: Zip Code: Email:
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2231 19th Street Variance Application HMH Architecture + Interiors
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January 23, 2019
City of Boulder Planning and Development Services Center
1739 Broadway, third floor
Boulder, CO 80306
Re: Front and Rear Yard Setback Variance Request Application for
2231 19th Street, Boulder, Colorado
Remodel of existing house for Myron and Barbara Gutmann.
To: Board of Zoning Adjustment,
Zoning Administrator - Brian Holmes and Assistant Zoning Administrator - Robbie Wyler
Thank you for your consideration of this application. We are requesting variances so that we
can update the existing home at 2231 19th Street. This update will make the existing house
more livable, and allow the owners to age in place.
Our variance requests include:
1) A front yard and building coverage variance for the addition of a wheelchair ramp
and modified front porch.
2) A rear yard variance to allow the addition of a dormer to the west side of the existing
roof.
3) A rear yard and side yard variance to allow for the restructuring of the garage roof.
4) Given the low quality of construction for portions of the existing building, we also
request permission to replace in place any portion of the building that has been
significantly damaged, or built in such a manner than replacement is necessary for
structural soundness.
Under Section 9-2-3(d), B.R.C., the Board of Zoning Adjustment (“BOZA”) may grant us our
following variance requests if our application satisfies all of the applicable requirements of
Paragraphs (h)(1) and (h)(5) of this same section, B.R.C. We believe our application will meet
all the necessary criteria for BOZA to approve our requested variances.
The information that follows, with attached documentation and diagrams, illustrate the existing
condition of the Gutmann’s house and the variance requests in the context of our remodel.
I. BACKGROUND AND INTENT
The Property and its Limitations
The property located at 2231 19th Street (19th Street house) is 50.25 feet deep by 45 feet
wide. The required setbacks in this zoning district are 25 feet in both the front and the rear,
making any adjustment to the existing house impossible without a variance. In fact, there are
only 3 inches down the center of the site that one could build on and meet the setback
requirements (which would result in a 7.5 square foot house), meaning that all of the existing
improvements on the property are nonconforming. While the changes we are requesting are
minimal, they are also nonconforming. This request for zoning variances is a consequence of
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2231 19th Street Variance Application HMH Architecture + Interiors
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the size of the lot and the need to update the house to make it practical for the 21st century
without altering its contribution to the community.
An additional issue with the existing property is the fact that the south wall of the garage
extends one foot six inches outside the property line, into the alley. We will relocate the garage
wall to be within the property line.
The House and its Condition
The lot was split from a larger predecessor lot (incorporating the property to the north) in
November, 1900, and it appears that the house was constructed soon thereafter. It first appears
on the Sanborn maps in 1906, and is enumerated in the 1910 U.S. Census of Population. The
original house was a rectangular structure, which now is the main portion of the house. The
construction of the main house is a higher quality than the future additions. In 1950 the garage
(south of the main structure) and current dining room (west of the main structure) were
permitted and built. The dining room is of decent construction and the garage is poor
construction. In 1961 the second bedroom was permitted and built. Unfortunately, this
construction is of very poor quality and the ceiling in the bedroom is only six foot one inch tall.
1961 Bedroom Addition
The condition of the house is poor, and the combination of poor construction, poor design of the
multiple additions, and poor maintenance call for extensive renovation. The windows in the
house are not original, and they are also of poor quality, especially in the additions. The exterior
siding has been poorly maintained, and much will need to be replaced. The roofs over the
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additions are poorly designed and structured and difficult to keep waterproof. The roofs are
butting gable roofs with valleys that do not drain properly. The interface between the original
house roof and the roof of the additions is problematic and susceptible to snow build up and ice
damming.
Interior of Garage Wall
Roof Over Garage with Poor Drainage and Flashing Details
Intent and Elements of this Request
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With this request we are proposing to update the house while preserving its overall character and its
contributions to the neighborhood and community. We do not propose to change the footprint of the
house other than a small adjustment to the porch and the addition of a covered handicap ramp. Nor are
we proposing to change the basic size, shape or height of the house. The owners respect the history of
the house and they would like to preserve the existing house as much as possible.
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II. PROPERTY INFORMATION
Zoning: RL-1
Legal Description: The South 45 feet of Lot 1, Block 143, East Boulder,
Located in the North East Quarter of Section 30, Township
1 North, Range 70 West of the 6th P.M., City of Boulder,
County of Boulder, State of Colorado
Lot Area: 2,261 s.f.
Existing Floor Area: 1,094 s.f.
Proposed Floor Area: 1,063 s.f.
Allowed by Right: 1,402 s.f.
1st Floor 862 s.f.
Garage 201 s.f.
Porch 73 s.f.
Ramp 184 s.f.
Existing Building Coverage: 1,407 s.f.
Proposed Building Coverage: 1,575 s.f.
(with proposed porch and ramp)
Allowed by Right: 927 s.f.
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III. DESCRIPTION OF SETBACK VARIANCE REQUESTS
Front Porch and Wheelchair Ramp. The existing front porch is about 6 feet deep, covering a total of 54
square feet; the foundation of the porch is sinking into the ground. We propose to replace the front
porch with a similar porch that is the same depth but 3 feet longer for a total of 73 square feet. This is
well within the 150 square foot limit by code. In addition to reconstructing the front porch, we propose
to add a wheelchair ramp from the driveway to the front door. The ramp is covered by a roof to keep it
dry in bad weather and to blend the ramp into the design of the porch. We do not want the ramp to
look like an afterthought, but rather something integrated into the architecture. While the ramp will
extend into both the front and rear setbacks it will be more than 10 feet from the side property line.
The front of the existing and new porch is about 5’-9” from the property line, which does not meet any
setback requirement. However, the other houses on the block are even closer to the property street
line. The garage of 1844 Mapleton directly to the north of our property is two feet from the street
property line. 2221 19th Street, south of our property and across the alley, is roughly 6 feet from the
Street property line. 1847 Pine street, located at the corner of 19th and Pine, has a street setback of
about 6 feet as well. While none of these properties makes us qualify for front setback averaging, they
suggest a precedent that houses on the west side of 19th Street between Mapleton and Pine Street do
not meet setback requirements and are roughly setback 6 feet or less. Extending the porch will not
change the extent to which the house appears to be too close to the property line or street.
The variances we need for this modification are
1) Front yard variance
i) A 12’-6” setback is required per 9-7-4(c)(1)
ii) A 6’ setback is requested
2) Building coverage variance
i) 927 s.f. is the maximum building coverage per 9-7-11(c)
ii) We are requesting building coverage of 1,351s.f. which is 201s.f. more than the
existing building coverage. 185 s.f. of that is to accommodate a ramp
Dormer and Windows. We plan on taking the ceiling out of the main portion of the house and vaulting
the ceiling to make the house feel more spacious. We also plan to add a West-facing dormer that will be
similar to the existing East facing dormer, but instead include a window. This will bring in light from
above and make the entire space feel brighter. The existing house has small single hung windows and
there is a lack of daylight in the house. The demolition plan makes it look like we are removing many
more walls that we are because of the window modifications we are proposing. On the street-facing
elevation we are proposing to replace the windows with single-hung windows in the same locations, and
with the same dimensions. The existing windows are not original nor energy efficient. The non-street
front windows will be replaced with larger windows and in some cases doors to bring in more light.
The variance we need for this modification is
1) Rear yard variance
i) The required rear setback is 25’ per 9-7-1
ii) The existing and proposed rear setback is 1’-2” We are not increasing the setback
reduction, simply adding a dormer to an existing roof within the setback
BOZA Disposition of Approval Page 10 of 21
2231 19th Street Variance Application HMH Architecture + Interiors
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Existing South/West Elevation
Proposed South/West Elevation
Roof. Finally, we propose to replace the roofs over the additions with one shed roof that will slope from
East to West. This will significantly simplify the structure and eliminate roofing problems. The high
point of the new shed roof would be 12’ above grade. This will be the same height as the top of the
existing gables. The high side of the shed roof will not be visible because it will be behind an existing
parapet. The height of the remodeled West wall facing the neighbors will be 10’-10” above grade, which
is significantly lower than the peak of the existing 12’ gables but slightly taller than the existing valley
which is 10’-6” above grade. The photographs and rendering below show that the new roof structure is
significantly simpler than the existing structure, is less tall, and the view of the house from the alley is
more attractive.
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1) Rear yard variance
i) The required rear setback is 25’ per 9-7-1
ii) The existing and proposed rear setback is 1’-2”. We are not changing the setback,
just modifying a roof that already exists in the setback
2) Side yard variance
i) The required side yard setback is 10’ per 9-7-1
ii) The existing and proposed side yard setback is negative eighteen inches (unless
required to vacate the alley by City of Boulder staff). We are not changing the
setback, just modifying a roof that already exists in the setback
Summary The small size of the lot at 2231 19th Street (2,261 square feet) makes it a perfect candidate
for an interpretation that treats the size of the lot as a hardship, and therefore justifies this modest
request for variances. The existing house is nonconforming as will be all improvements. While we are
proposing changes to the house, we have been careful to make the minimal changes required to meet
the owners’ accessibility needs, while maintaining the overall historical character of the house, and its
place in the neighborhood. We are not requesting any additional square footage to the living space or
the garage. We are not adding to the height of the house or changing the house footprint. We request
that the BOZA board approve our submitted design.
BOZA Disposition of Approval Page 12 of 21
(A)(i)(A)(ii)(B)(C) (D)
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
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;
and
The unusual
circumstances or
conditions do not exist
throughout the
neighborhood or zoning
district in which the
property is located; and
Because of such physical
circumstances or
conditions the property
cannot reasonably be
developed in conformity
with the provisions of this
chapter; and
Any unnecessary
hardship has not been
created by the applicant.
Front Yard N/A
There is no possible way to
build a building within the
existing setbacks
The applicant is largely
working within the existing
structure, and their wishes
beyond that are both
reasonable and minimal
Building
Coverage N/A
The only way to add a ramp
and meet the building
coverage requirements
would be to devote a large
portion of the existing
footprint to a ramp, and with
a 1,150 s.f. residence that's
unreasonable
Same as above
Dormer Rear Yard
This lot is unusually small.
There isn't anywhere the
house could be relocated to
that would make it comply
with zoning standards
N/A Same as above
There is no reasonable way
to build a building within the
existing setbacks
Same as above
Rear Yard N/A Same as above
Side Yard N/A Same as above
9-2-3(h)(1) Physical Conditions or Disability
Required Variance
Disability is something
anyone can experience at
any time. There is a
recurring disability that
necessitates this change,
and there is reasonable
expectation that as the
owners are seniors, they are
likely to experience impaired
mobility.
This lot is unusually small.
There isn't anywhere the
garage could be relocated
to that would make it comply
with zoning standards
Same as above Same as above
This lot is unusually small
for this zone. There are
only 3" in-between the front
yard setback and the rear
yard setback. The
minimum lot size is for this
zone 7,000 s.f. At 2,261 s.f.
this lot is about a third of a
typical lot.
Front
Porch and
Wheelchair
Ramp
Roof
BOZA Disposition of Approval Page 13 of 21
(A)(B)(C) (D)
Would not alter the
essential character of the
neighborhood or district
in which the lot is
located;
Would not substantially
or permanently impair the
reasonable use and
enjoyment or
development of adjacent
property;
Would be the minimum
variance that would afford
relief and would be the
least modification of the
applicable provisions of
this title; and
Would not conflict with
the provisions of Section
9-9-17, "Solar Access,"
B.R.C. 1981.
Front Yard
Most of the structures in this
area would not meet current
setback standards. If the
neighboring structures
qualified for setback
averaging, the average
would be 4'-8". See
Setback Averaging drawing
Building
Coverage
Many structures in this area
do not meet either building
coverage or FAR
requirements. This house is
small, and even compared
to it's lot size it is small for
the area.
Dormer Rear Yard
This dormer is designed to
mimic the front dormer, and
as such matches the
existing character
Dormers are often seen as
non intrusive building
elements, which is one of
the reasons there are
exemptions for them in bulk
plan requirements. Also see
neighbors comments
attached
This dormer is the most
minimal way to provide light
and relief from low head
height, and small space
Same as above
Rear Yard Same as above Same as above
Side Yard Same as above Same as above
9-2-3(h)(5) Requirements for All Variance Approvals
Required Variance
Front Porch
and
Wheelchair
Ramp
Roof
This is the most minimal
way to provide an
accessible entrance on a
small lot
This modification would not
affect the protected solar
access of the neighbors
The integration of the ramp
and porch with the house
make them minimally
intrusive. They have also
been designed in a style
that is harmonious with the
neighborhood.
This roof modification cleans
up an existing unsightly roof
line
This modification is the most
minimal way to provide relief
from a 6' ceiling height, and
leaky roof
BOZA Disposition of Approval Page 14 of 21
BOZA Disposition of Approval Page 15 of 21
A1PROJECT #CHECKED BY:DRAWN BY:DATE:Plans392INITIALSCOPYRIGHT 2018,HMH ARCHITECTURE + INTERIORSHARVEY M. HINE, ARCHITECTTHE DRAWINGS CREATED BY THIS OFFICE ARECOPYRIGHTED UNDER THE ARCHITECTURALWORKS COPYRIGHT ACT OF 1991ANY USE OF THESE DRAWINGS, INCLUDINGCOPYING OR MODIFYING THE ORIGINAL DESIGNFOR CONSTRUCTION IS PROHIBITED WITHOUTTHE EXPRESS WRITTEN CONSENT OF THISOFFICE1/23/192231 19th STREETBOULDER, COLORADO 80302GUTMANN GUEST HOUSEHMH ARCHITECTURE +INTERIORS1701 15TH STREETBOULDER CO 80302303.444.8488303.413.0305HMHAI.COMINITIALSLIVING ROOMBEDROOMKITCHENDININGBEDROOMMUDGARAGEPROPERTY LINEPORCHWALL TO REMAIN WITH NEW WINDOWSWALL TO REMAIN WITH NEW WINDOWSWALL TO REMAIN WITH NEW DOORSREMOVE EXISTINGGARAGE DOOR ANDREPLACE WITH DOORLOCATED WITHIN THETHE PROPERTY LINEREMOVE EXISTING 57SQUARE FOOT PORCHIT IS INTENDED TO KEEP AS MUCHEXISTING EXTERIOR SIDING ASPOSSIBLE - SIDING THAT IS ROTTENOR NOT IN GOOD CONDITION WILL BEREPLACEDWALL TO REMAIN WITH NEW WINDOWSGARAGE EXTENDS BEYOND THE PROPERTY LINE - REMOVE THIS PORTION OF THE GARAGEWALL TO REMAIN WITH NEWDOORSREMOVE FLOOR STRUCTURE OFMUDROOMCLREMOVE EXISTINGDOOR AND REPLACEWITH WINDOWSW/dN5'-3" 10'-3" HOUSE SET BACK8 3/8"11'-6"1'-2" 19'-3/8"9'-7 7/8"15LIVING ROOMDININGROOMCOATSKITCHENBEDROOMGARAGENEW 4FOOT TALLPICKETFENCENEW 4 FOOT TALL PICKET FENCEPICKET GATEGROUND COVERSURFACE THATCAN BE DRIVENONGROUND COVERSURFACE THATCAN BE DRIVENONEXISTINGCURB CUTSHAREDWITH ALLEY19TH STREETEXISTINGSIDEWALKNEW PORCH2'-3" ABOVEGRADEEXISTING FENCEEXISTING FENCEPROPERTY LINENEW GARAGE WALL LOCATED WITHINTHE PROPERTY LINEPAVED ALLEYGRAVELALLEYNEW DECK 2'-3"ABOVE GRADENEW SLIDINGDOOROFFICECLOSETNEW SLIDINGDOOR1/12 RAMPUP1/12 RAMPUPLANDINGLEVELWITHDRIVELANDING3 STEPS UPNEW FIRERATED DOOR3 STEPSUP3 STEPS UPCLPROPERTY LINENEW SLIDINGDOORPROPERTY LINE10' SIDE YARD SETBACKPROPERTY LINE5' SIDE YARD SETBACK25' REAR YARD SETBACK25' FRONT YARD SETBACKNEW 4FOOT TALLPICKETFENCEEXISTING WALLIS NOT SQUAREWITH THEHOUSENEW OUTSWINGINGGARAGEDOORSRED AREAS REPRESENT PORTIONS OF ROOF TOBE DEMOLISHED - 553 SQUARE FEET - 45%GREY AREAS REPRESENTPORTIONS OF ROOF TO REMAIN- 685 SQUARE FEET - 55%MOST OF THE ROOF TO BE DEMOLISHEDIS OVER ADDITIONS TO THE ORIGINALHOUSEN15°NEW DORMERIS THE ONLYMODIFICATIONABOVE 12'BGRADE ELEVATION 0.0'DORMER RIDGE ELEVATION 17.66'17.66' - 12' = 5.66'5.66' X 2.65 = 15'SHADOW LENGTH A-B = 15'ROOF IS AT ORBELOW 12 FEETABOVE GRADENEW FRONT PORCHAND RAMP ROOF ISAT OR BELOW 12ABOVE GRADE15'-0"2'-10 3 /4"A1:12 SLOPE5:12 SLOPE FOR MAINROOF AND DORMERS3:12 SLOPE FOR RAMPAND PORCH ROOF862 sq ft201 sq ftLIVINGGARAGELOT AREA 2261 SQ FTLIVING 862 SQ FTGARAGE 201 SQ FTPROPOSED 1,063 SQ FTALLOWED 1,402 SQ FTW/dNTOTAL BUILDINGCOVERAGE = 1319 SFRAMP = 184 sq ftFRONTPORCH= 72 sq ftPROPERTY LINEPROPERTY LINEPROPERTY LINE10' SIDE YARD SETBACKPROPERTY LINE5' SIDE YARD SETBACK25' REAR YARD SETBACK25' FRONT YARD SETBACKSCALE: 1/8" = 1'-0"4FIRST FLOOR DEMOLITION PLANSCALE: 1/4" = 1'-0"1FIRST FLOORSCALE: 1/8" = 1'-0"5ROOF DEMOLITION PLANSCALE: 1/8" = 1'-0"2SOLR SHADOW & ROOF PLANSCALE: 1/8" = 1'-0"3FLOOR AREA RATIOSCALE: 1/8" = 1'-0"6BUILDING COVERAGEBOZA Disposition of Approval Page 16 of 21
A2PROJECT #CHECKED BY:DRAWN BY:DATE:ELEVATIONS392INITIALSCOPYRIGHT 2018,HMH ARCHITECTURE + INTERIORSHARVEY M. HINE, ARCHITECTTHE DRAWINGS CREATED BY THIS OFFICE ARECOPYRIGHTED UNDER THE ARCHITECTURALWORKS COPYRIGHT ACT OF 1991ANY USE OF THESE DRAWINGS, INCLUDINGCOPYING OR MODIFYING THE ORIGINAL DESIGNFOR CONSTRUCTION IS PROHIBITED WITHOUTTHE EXPRESS WRITTEN CONSENT OF THISOFFICE1/23/192231 19th STREETBOULDER, COLORADO 80302GUTMANN GUEST HOUSEHMH ARCHITECTURE +INTERIORS1701 15TH STREETBOULDER CO 80302303.444.8488303.413.0305HMHAI.COMINITIALSSCALE: 1/4" = 1'-0"1east elevationSCALE: 1/4" = 1'-0"4south elevationSCALE: 1/4" = 1'-0"11north elevationSCALE: 1/4" = 1'-0"7west elevation3south elevation9north and west elevations5west and south elevations6west elevation8west and north elevation10east and north elevations2east elevationnew roof - much simpler andwater tight than existing roofdesign - west roof edge islower than existing roofpeaksnew sidingto matchexistingnew doublehung windowsparapet beyond at front ofgaragenew dormernew slidingdoorsheight of theexisting fencenew 4 footfence withinthe existingproperty linesnew siding andtrim on thegarage tomatch existingnew out swinggarage doorsexisting dormerexisting front door,windows siding andtrimheight of theexisting fenceporch with rampfor accessibilitynew columns tomatch existingcolumnsnew windowsin living roomnew dormernew 4 foottall fencenew columns tomatch existingcolumnsnew 4 foottall fenceexisting sidingand trimred linerepresentslocation ofneighbor'sgarage onproperty lineexisting hiproof toremainexisting hiproof toremainexisting hiproof toremainparapet beyond at south sideof garagenew slidingdoorsporch with rampfor accessibilityporch with rampfor accessibilityparapet isextended tomatch existingon East wall12'-0"19'-8"0'-0"12'-0"0'-0"19'-8"17'-8"0'-0"19'-8"17'-8"BOZA Disposition of Approval Page 17 of 21
A-3PROJECT #CHECKED BY:DRAWN BY:DATE:CONTEXTPHOTOGRAPHSHOUSERENDERINGS392INITIALSCOPYRIGHT 2018,HMH ARCHITECTURE + INTERIORSHARVEY M. HINE, ARCHITECTTHE DRAWINGS CREATED BY THIS OFFICE ARECOPYRIGHTED UNDER THE ARCHITECTURALWORKS COPYRIGHT ACT OF 1991ANY USE OF THESE DRAWINGS, INCLUDINGCOPYING OR MODIFYING THE ORIGINAL DESIGNFOR CONSTRUCTION IS PROHIBITED WITHOUTTHE EXPRESS WRITTEN CONSENT OF THISOFFICE1/23/192231 19th STREETBOULDER, COLORADO 80302GUTMANN GUEST HOUSEHMH ARCHITECTURE +INTERIORS1701 15TH STREETBOULDER CO 80302303.444.8488303.413.0305HMHAI.COMINITIALSSCALE: 1:103.472ALLEY VIEWSCALE: 1:121.501STREET VIEWSCALE: 1' = 1'-0"42221 19TH STREETSCALE: 1' = 1'-0"52231 19TH STREETSCALE: 1' = 1'-0"31847 PINE STREETSCALE: 1' = 1'-0"61844 MAPLETON AVE GARAGESCALE: 1' = 1'-0"71844 MAPLETON AVEBOZA Disposition of Approval Page 18 of 21
MAPLETON AV.
PINE ST.
1844 MAPLETON
2231 19TH ST.
2221 19TH ST.
1847 PINE ST.
PROPERTY LINE
2’-0”
5’-9”
5’-8”
6’-4”
AVG. SETBACK AVERAGES
BOZA Disposition of Approval Page 19 of 21
BOZA Disposition of Approval Page 20 of 21
11 January 2019
To the City of Boulder:
Our neighbors Myron and Barbara Gutmann have requested that we review their architectural
plans regarding the potential remodel of 2231 19th Street in Boulder. As the owners of the
property at 1836 Mapleton Avenue (the neighboring property the west), we are writing to
express support for their planned remodel as presented to us.
We note especially that the remodel calls for a modification to the western façade of the
house; we believe that the proposed western façade modification, like the project overall, will
enhance the property and will have a positive impact on the neighborhood as a whole.
We offer our support for their application to the city, with the understanding that the proposed
remodel will not reduce the solar access or overall privacy of our property.
We hope that the project can proceed and we believe that it will be making a significant
improvement to the quality of the property and the neighborhood. We thank the Gutmanns for
the opportunity to review their plan, to share our thoughts and to support their proposal.
Sincerely,
Undine Ehrman & Mark Burget
1836 Mapleton Avenue
Boulder CO 80304
BOZA Disposition of Approval Page 21 of 21