2019-21_1900 King Avenue_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 BOZ2019-21
CONCERNING THE APPLICATION FOR A VARIANCE OF THE SETBACK REQUIREMENTS OF SECTION
9-7-1, B.R.C. 1981 AT 1900 KING AVENUE OF JULIE BELLANCA, WHOSE MAILING ADDRESS IS 1000
ORANGE PLACE, BOULDER, CO 80304.
On November 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 construct a new rear addition to an existing non-standard single-family house, the applicant
is requesting a variance to both the rear (south) yard setback and side adjacent to street (east) yard setback along
Camden Place in order to meet the minimum setback requirements for principal structures in the RL-1 zoning
district. The resulting south setback will be approximately 3 feet where 25 feet is required and approximately 53 feet
exists today. The resulting east setback will be approximately 13 feet (at the closest point) where 25 feet is required
and approximately 20.5 exists today. The subject east side yard is adjacent to Camden Place and requires a 25-foot
setback due to the adjacent property fronting on the same street. 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 11th day of November 2019, effective as of, November 14, 2019.
Jack Rudd, 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 28
Revised January 2019
400.pdf
City of Boulder Planning and Development Services
1739 Broadway, third floor • PO Box 791 • Boulder, CO 80306
Phone: 303-441-1880 • Fax: 303-441-4241 • Web: boulderplandevelop.net
BOARD OF ZONING ADJUSTMENT (BOZA)
VARIANCE APPLICATION
APPLICATION DEADLINE IS 4:00 P.M. ON THE SECOND 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 may 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 in full by the applicant.)
• Street Address or General Location of Property:
• Legal Description: Lot Block Subdivision (Or attach description.)
• Lot Size:
• Existing Use of Property:
• Detailed Description of Proposal (Specific Variance[s] Requested Including All Pertinent Numerical
Values (e.g.: Existing, Required and Proposed Setbacks for the Subject Setback Variance):
*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:
1900 King Ave, Boulder, CO 80302
LOT 6 & NLY PT LOT 5 | BLOCK 4 | SUBDIVISION GREENBRIAR
14,935
Single family home
See attached
3066
2562
19' 1"
4213
3581
19' 1" - no change
Julie Bellanca
1000 Orange Place
Boulder CO
312-933-7606
80304 julie@smarty.com
BOZA Disposition of Approval Page 2 of 28
2
APPLICATION TYPES (Check All That Apply For This Application)
Setback (BRC 9-7-1)
Porch Setback & Size (BRC 9-7-4)
Building Separation (BRC 9-7-1)
Bulk Plane (BRC 9-7-9)
Side Yard Wall Articulation (BRC 9-7-10)
Building Coverage (BRC 9-7-11 or BRC 9-10)
Floor Area Ratio (BRC 9-8-2)
Parking in Front Yard Landscape Setback (BRC 9-7-1 & 9-9-6)
Size and Parking Setback Requirements for Accessory Units (BRC 9-6-3)
Cumulative Accessory Building Coverage (BRC 9-7-8)
Mobile Home Spacing Variance (BRC 9-7-13)
Use of Mobile Homes for Non-Residential Purposes (BRC 10-12-6)
Solar Exception (BRC 9-9-17)
Sign Variance (BRC 9-9-21)
x
BOZA Disposition of Approval Page 3 of 28
3
APPLICATION REQUIREMENTS
As a minimum, the following items MUST be attached, collated and hereby made a
part of this application:
• If applicant is other than owner(s), a written consent of the owner(s) of the property
for which the variance is requested;
• A written statement thoroughly describing the variance request(s) and addressing
all perti nent review criteria for approval - see following pages (3 copies);
• A signed and stamped Improvement Location Certificate or Site Improvement
Survey and legal description by a registered surveyor (3 copies);
• A site development plan including setbacks, elevations, interior layout/floor plans
and any other pertinent exhibits (3 copies);
• A demolition plan clearly differentiating between existing/remaining and proposed
portions of the structure(s) (3 copies);
• Any other information pertinent to the variance request (e.g. neighbor letters,
photos, renderings, etc.) (3 copies);
• Sign Posting Acknowledgement Form - see following page.
NOTE: The applicant is responsible for posting the property in compliance with city
requirements. Signs will be provided to the applicant at the time of submission of
the application. The applicant will be responsible for posting the required sign(s)
within 10 days of the hearing date. Failure to post the required sign(s) may result in
the postponement of the hearing date.
• An electronic copy of all materials (including a completed & signed application
form) must be submitted on a thumb/USB drive with your application. *CDs will not
be accepted;
• A Board of Zoning Adjustment application fee (as prescribed in the current
‘Schedule of Fees’ which can be found at bouldercolorado.gov/plan-develop);
NOTE: SEE SECTION 9-2-3(l), B.R.C. 1981 FOR VARIANCE EXPIRATION INFORMATION
Applicant Signature ______________________________________Date__________
Owner (if other than Applicant) Signature _________________________Date__________
10/9/2019
BOZA Disposition of Approval Page 4 of 28
SIGN POSTING REQUIREMENTS
APPLICANT’S ACKNOWLEDGMENT FORM
Required for Certain Land Use Review, Administrative Review, Technical Document Review, and Board of
Zoning Adjustment Applications
CITY CODE REQUIREMENT FOR SIGN POSTING OF LAND USE REVIEW APPLICATIONS -
Excerpt of Section 9-4-3(c), B.R.C. 1981: Public Notice of Application: The city manager will provide the following public
notice of a development review application:
(1) Posting: After receiving such application, the manager will cause the property for which the application is filed to be posted with a
notice indicating that a development review application has been made, the type of review requested, and that interested persons may
obtain more detailed information from the planning department. The notice shall meet the following standards:
(A) The notice shall be place on weatherproof signs that have been provided by the City and placed on the property that is
the subject of the application.
(B) All such notice shall be posted no later than ten days after the date the application is filed to ensure that notice is posted
early in the development review process.
(C) The signs shall be placed along each abutting street, perpendicular to the direction of travel, in a manner that makes
them clearly visible to neighboring residents and passers-by. At least one sign shall be posted on each street frontage.
(D) The signs shall remain in place during the period leading up to a decision by the approving authority, but not less than
ten days.
(E) On or before the date that the approving authority is scheduled to make a decision on the application the city manager
will require the applicant to certify in writing that required notice was posted according to the requirements of this section.
I, , am filing a Land Use Review, Administrative Review, Technical
(PRINT NAME OF APPLICANT OR CONTACT PERSON)
Document Review, or BOZA application [on behalf of]
(PRINT NAME OF OWNER(S) IF OTHER THAN APPLICANT/CONTACT)
for the property
located at
(PRINT PROPERTY ADDRESS OR LOCATION)
. I have read the city's sign posting requirements above and acknowledge
and agree to the following:
1. I understand that I must use the sign(s) that the city will provide to me at the time that I file my application. The sign(s)
will include information about my application and property location to provide required public notice.
2. I am responsible for ensuring that the sign(s) is posted on the property described above in such a way that meets the
requirements of Section 9-4-3(c), B.R.C. 1981 (listed above), including visibility of the sign(s) and time and duration of the
sign(s) posting, and including reposting any signs that are removed, damaged, or otherwise displaced from the site. As
necessary, I shall obtain a replacement sign(s) from the city for reposting.
3. I understand that certain future changes to my application, including but not limited to, changes to the project description
or adding a review type, may require that I post a new sign(s). The city will notify me if such a reposting is required and
provide me with a necessary replacement sign(s).
4. I understand that failing to provide the public notice by sign posting required by the city’s land use regulation may result
in a delay in the city’s issuing a decision or a legal challenge of any issued decision.
NAME OF APPLICANT OR CONTACT PERSON DATE
Please keep a copy of this signed form for your reference. If you have any questions about the sign posting requirements or to
obtain a replacement sign, please call 303-441-1880.
1900 King Ave, Boulder, CO 80302
Julie Bellanca
Julie Bellanca 10/9/2019
BOZA Disposition of Approval Page 5 of 28
BOZA Variance Application
1900 King
Detailed Description of Proposal
As part of a proposal to construct an addition consisting of a living space and attached
garage, the applicant is requesting a variance to the rear (south) yard setback and front
(east) yard setback along Camden Street in order to meet the minimum rear yard
setback and front yard setback requirements for principal structures in the RL-1 zoning
district. The resulting rear (south) yard setback will be approximately 3 feet where 25
feet is required, and the resulting front (east) yard setback will be approximately 13 feet
(at the closest point) where 25 feet is required. No garage exists today, and an existing
concrete patio will be removed to accommodate the addition. Section of the Land Use
Code to be modified: Section 9-7-1, BRC 1981.
Further, the applicant proposes to remove an existing one car carport at the corner of
King (north) and Camden (east), that was granted a zoning variance in 1987.
BOZA Disposition of Approval Page 6 of 28
BOZA Disposition of Approval Page 7 of 28
BOZA Variance Application
1900 King
Detailed Description of Proposal
As part of a proposal to construct an addition consisting of a living space and attached
garage, the applicant is requesting a variance to the rear (south) yard setback and front
(east) yard setback along Camden Street in order to meet the minimum rear yard
setback and front yard setback requirements for principal structures in the RL-1 zoning
district. The resulting rear (south) yard setback will be approximately 3 feet where 25
feet is required, and the resulting front (east) yard setback will be approximately 13 feet
(at the closest point) where 25 feet is required. No garage exists today, and an existing
concrete patio will be removed to accommodate the addition. Section of the Land Use
Code to be modified: Section 9-7-1, BRC 1981.
Further, the applicant proposes to remove an existing one car carport at the corner of
King (north) and Camden (east), that was granted a zoning variance in 1987.
Variance Request
We are requesting the variance using criterion (4) Designated Historic Property, and
meet all the requirements under (5) Requirements for All Variance Approval.
(4) Designated Historic Property
We have worked iteratively with the James Hewat, Senior Historic Preservation Planner,
and Marcy Cameron, Historic Preservation Planner II, to discuss best placement for the
addition and garage. Over time, we realized the existing one car carport at the corner of
Camden and King was detracting from the original historic Papachristou home. As such,
we proposed at the Landmarks Board meeting on September 4, 2019 to remove the
carport and restore the corner of Camden and King to the original intent, and to build an
addition consisting of a living space and two car garage at the rear (south) of the lot.
Such plans will effectively remove a zoning variance for the carport granted in 1987. On
September 4, 2019, the board conditionally approved a Landmark Alteration Certificate
with agreement to support the BOZA variance. We returned to the Landmarks Design
Review Committee (Ldrc) on October 2, 2019, and again received support for a BOZA
variance.
The Landmarks Board agrees that development in conforming locations on the lot would
have an adverse impact upon the historical character of the individual landmark.
BOZA Disposition of Approval Page 8 of 28
Adverse effect of by-right location
Placing the addition/garage in the by-right location would have an adverse effect on the
historic character of the designated site. Specifically, locating the addition/garage in the
by-right location would:
• Require a new curb cut in a more obtrusive location cut versus leveraging the
existing curb cut at the rear of the property.
• Require the removal of the landmarked concrete block fence to allow for street
access for garage.
• Not preserve the general proportion of the backyard and not be consistent with
the neighborhood.
• Diverge from the relationship of additions that have established a pattern of
horizontal massing along Camden street.
• Prove difficult to follow the existing roof pitch in the same direction as the historic
home due to the depth of the addition and garage.
BOZA Disposition of Approval Page 9 of 28
Benefits of the addition placement
• Proposal to remove the carport at the corner of King and Camden eliminates a
zoning variance granted in 1987
• The carport variance has front yard setback of 7’ where 25’ is required,
and has a side yard abutting a street setback of 5’ where 25’ is required.
• Proposal utilizes an existing curb cut located at the south end of the lot
allowing for preservation of the landmarked concrete block fence along
Camden.
• Proposal places the garage along the same lot line as the neighboring property’s
garage at 205 Camden
(5) Requirements for All Variance Approval
We meet all the requirements for variance approvals under criterion (5). Follows are
details for each.
A. The addition does not alter the essential character of the neighborhood or district in
which the lot is located.
The neighborhood has a variety of home styles including mid-century modern homes
that tend to be single story structures with horizontal massing. The home is under both
BOZA Disposition of Approval Page 10 of 28
the Floor Area and Ground Coverage so is consistent with houses in the neighborhood
and is on a large lot – 14,935 – essentially a lot and a half.
B. The addition would not substantially or permanently impair the reasonable use and
enjoyment or development of adjacent property.
The adjacent property near the garage is 205 Camden sharing our south / rear lot line,
and their north / rear lot line. Their detached garage is at the north side of their lot. With
the placement of the addition and garage at the south side of our lot, the garages will
effectively be next to each other. Our garage will be of lower height than their garage.
Our garage would also leverage an existing curb cut on our property.
For 205 Camden, given the placement of the home further south and east, the
placement of our garage has substantial distance from their principal structure, and
limited sight lines from their primary structure.
We have met with the owners of 205 Camden, Erica and John Fox, to review our plans
and are providing a letter of their support.
BOZA Disposition of Approval Page 11 of 28
C. The addition would be the minimum variance that would afford relief and would be
the least modification of the applicable provisions of this title.
Our proposal is the minimum variance that would afford relief based on our careful
consideration of the historic home and desire to preserve and restore it, and the
limitations that places upon us in planning an addition. It is also the minimum variance
that would afford relief because the front yard (east) lot line curves inwards to
accommodate the culdesac.
Our proposal for an addition and two-car garage is to address our needs for more space
for our family of four and for family visitors and friends, as well as off street parking with
electric vehicle charging, and storage space in the garage.
Please note the lot is large for the neighborhood, essentially a lot and a half. The original
owner split the middle lot of the culdesac with the home at the rear of the culdesac.
Effectively the west side of the Camden culdesac has two lots (1900 King, our home,
and 205 Camden) whereas the east side has three lots. All of the parallel culdesacs
south of King follow the three lots on the east side and three lots on the west side format.
We are not seeking to maximize either our floor area or ground coverage maximums. We
have planned the addition considering our space needs. The living space will be used for
both a guest room and a space for our teens to hang out. The existing house has an
open floor plan with very small bedrooms for the kids, and we need additional space for
them that can be closed off as needed.
The addition and garage placement are consistent with the Usonian architectural style.
To quote Frank Lloyd Wright, the home is “a companion to the horizon.” Usonian homes
typically have strong horizontal massing and are often single story. The public / front
facing sides typically have little visible exposure into the home (clerestory windows,
limited sight lines, brick or concrete walls or fences). The private / rear yard facing side
typically have a strong connection of interior and exterior spaces with a preponderance
of glass to allow for a strong connection to the natural surroundings.
Relating the addition to the Usonian principals, it would not be architecturally or
historically appropriate to add a two-story addition. The proposed addition continues the
horizontal massing and places the addition to maintain the backyard greenspace that is
importance for the connection to nature.
The request for the two-car garage also addresses the lack of storage space of the
original home, and also our goal of historic restoration. Over time, the corner of Camden
and King has had interior additions (~100 square feet) and a carport addition (~280
square feet) that have increased storage and functional use, however, the additions have
decreased from the beauty of Papachristou’s architectural intent of a cantilevered 2nd
floor.
BOZA Disposition of Approval Page 12 of 28
In our plans to remove the carport, and effectively the zoning variance granted for it, we
need to plan for additional storage and a garage elsewhere on the site. Based on the
large lot size (14,935 square feet), a two-car garage is within reason. And the placement
of the garage at the rear of the lot leveraging an existing curb cut is preferable.
We are seeking the front yard (east) variance because the east lot line presents a
challenge since it curves inwards to accommodate the culdesac. We have placed the
addition in line with the original Pappachristou home to minimize the variance we are
requesting while still retaining architectural integrity of the alignment of the structures.
The requested variance for the front (east) yard setback of 13’ (at its closest point),
however, the majority of the addition is setback greater than 25’ as required. We believe
our proposal is the minimum request that affords relief based on how the culdesac
effects the lot line.
In considering the flow into the house, the garage placement is important in having the
connection to the public hallway for flow into the house. It proves difficult to push the
garage further west on the property because the garage would then undesirably connect
into the private space. Given the glass windows to the backyard, it would break the
architectural language to create a hallway on the west side of the addition.
D. Would not conflict with the provisions of Section 9-9-17, "Solar Access," B.R.C.1981.
The proposed addition consists exclusively of building elements that are shorter that the
solar fence in question, so no solar analysis is necessary. The addition maximum height
is approximately 11 feet 10 inches, and the solar fence is 12 feet in RL-1 / Solar Access
Area II.
BOZA Disposition of Approval Page 13 of 28
302PrintingA-1DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITCOVER SHEET1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.SHEET INDEXSHEETA-1A-1.5A-2A-3A-4A-5A-6A-7A-8TITLECOVER SHEETEXISTING SITE PLAN / DEMOLITION PLANPROPOSED SITE PLANNORTH ELEVATIONSEAST ELEVATIONSSOUTH ELEVATIONSWEST ELEVATIONSIMAGES PROPOSEDIMAGES PROPOSED41900 KING AVENUE2SITE MAP1SHEET INDEX3ABBREVIATIONS, SYMBOLS & LEGENDPROJECT INFORMATIONADDRESS:1900 KING AVENUE, BOULDER, CO 80302LEGAL DESCRIPTION:LOT 6 & NLY PT LOT 5 BLK 4 GRE ENBRIARASSESSOR# 157706122005TAX ID# 0007182SUBDIVISION GREENBRIARSECTION, TOWNSHIP, RANGE 06-1S-70LOT SIZE: 15,000 SFZONING: RL-1LANDMARK DESIGNATION 20161900 KING AVENUEBOULDER, COLORADOBOZA Disposition of Approval Page 14 of 28
302PrintingA-1.5DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITEXISTING SITE PLAN /DEMOLITION PLAN1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.UP 6 x 6" = 3'-0"12345649'-2 7/8"92'-9 3/16"109'-2"139'-5 1/2"89'-8 5/8"142'-1/16"REMOVE EXISTING PATIOTO PREPARE FOR NEWADDITIONREMOVE NON-HISTORIC CARPORT & WALL, RESTORETO ORIGINALREMOVE NON-HISTORIC CARPORT & WALL, RESTORETO ORIGINALCAMDEN PLACEKING AVENUEEXISTINGEXISTING1EXISTING SITE PLAN / DEMOLITION PLAN1/8" = 1'-0"LEGENDTO BE REMOVEDBOZA Disposition of Approval Page 15 of 28
302PrintingA-2DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITPROPOSED SITE PLAN1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.3100030102UP 6 x 6" = 3'-0"12345624'-2 15/16"22'-0"49'-2 7/8"92'-9 3/16"109'-2"139'-5 1/2"89'-8 5/8"9'-10 3/8"20'-6"29'-3 5/8"142'-1/16"40'-3/4"8"3'-1/16"13'-0"23'-2 3/4"3'-5 1/4"20'-10"47'-6"3'-6"22'-3/8"2'-7/16"25'-0"2'-0"7 3/8"22'-0" 7 3/8"3'-5 1/4"20'-10"4'-6 7/16"25'-5 11/16"2'-6"24'-9 15/16"27'-6 1/8"25'-1/16"25'-0"11'-10 3/8"APPROXIMATE WATER METER LOCATIONAPPROXIMATE GAS METER LOCATIONNEW GARAGE & ADDITIONOUTLINE OF ROOF25'-0" REAR YARD SETBACK LINE25'-0" REAR YARD SETBACK LINE25'-0" FRONT YARD SETBACK LINECAMDEN PLACEKING AVENUEPROPOSEDADDITIONPROPOSEDGARAGEEXISTINGADDITIONEXISTINGEXISTING5'-2 11/16"1PROPOSED SITE PLAN1/8" = 1'-0"BOZA Disposition of Approval Page 16 of 28
302PrintingA-3DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITNORTH ELEVATIONS1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.1NORTH EXISTING (KING)3/16" = 1'-0"2NORTH PROPOSED (NO CHANGE)3/16" = 1'-0"BOZA Disposition of Approval Page 17 of 28
302PrintingA-4DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITEAST ELEVATIONS1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.PROPOSEDEXISTING1EAST EXISTING (CAMDEN)3/16" = 1'-0"2EAST PROPOSED3/16" = 1'-0"BOZA Disposition of Approval Page 18 of 28
302PrintingA-5DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITSOUTH ELEVATIONS1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.12'-3 1/4" ADDITION 113'-9 3/4" ORIGINAL11'-9 9/16" PROPOSED ADDITION7'-6 1/2" GARAGE PROPOSED8'-3 1/16"1SOUTH EXISTING (SIDE YARD)3/16" = 1'-0"2SOUTH PROPOSED3/16" = 1'-0"BOZA Disposition of Approval Page 19 of 28
302PrintingA-6DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITWEST ELEVATIONS1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.2WEST PROPOSED3/16" = 1'-0"1WEST EXISTING (BACKYARD)3/16" = 1'-0"BOZA Disposition of Approval Page 20 of 28
302PrintingA-7DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITIMAGES PROPOSED1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.2CAMDEN AND KING4CAMDEN CUL DE SAC3CAMDEN MID BLOCK1KINGBOZA Disposition of Approval Page 21 of 28
302PrintingA-8DESCRIPTIONDATEBELLANCARESIDENCEREMODEL & ADDITIONPermitHOME LABTim Sullivan, AIA ARC 403567Scrafano Architects5770 1/2 W. Pico Blvd.Los Angeles, CA 90019323.945.6464Elissa Scrafano, AIATim Sullivan, AIA06 23 19 PERMIT07 11 19 PERMIT09 26 19 PERMIT10 16 19 PERMITIMAGES PROPOSED1900 King AvenueBoulder, CO10.16.19Permit1900KING AVENUEBOULDER, COCONTRACTOR IS RESPONSIBLE FORREVIEWING ALL PLANS &SPECIFICATIONS & VERIFYING ALLEXISTING CONDITIONS PRIOR TOPROCEEDING WITH CONSTRUCTION &NOTIFYING ARCHITECT IMMEDIATELYOF ANY DISCREPANCIES ORCONFLICTS. CONTRACTOR ISRESPONSIBLE FOR DESIGN &INSTALLATION OF PROPERLY SIZED &LOADED SYSTEMS. SUBMIT SHOPDRAWINGS TO ARCHITECT FORAPPROVAL. HOME LAB & SCRAFANOARCHITECTS RETAIN ALLCOPYRIGHTS, STATUTORY & COMMONLAW RIGHTS WITH REGARD TO THESEPLANS & BUILDING DESIGN.REPRODUCTION, CHANGES ORASSIGNMENT TO ANY THIRD PARTYSHALL NOT OCCUR WITHOUTOBTAINING EXPRESS WRITTENPERMISSION & CONSENT OF HOMELAB & SCRAFANO ARCHITECTS.2CAMDEN WITHOUT CARPORT1CAMDEN WITH CARPORTBOZA Disposition of Approval Page 22 of 28
Addition and Garage East Elevation -updated
2 Car Garage
Existing curb cut
Addition
Single pitched roof
1997 addition Pappachristou No carport
BOZA Disposition of Approval Page 23 of 28
Camden Street –south end of lot
BOZA Disposition of Approval Page 24 of 28
Camden Street –existing curb cut
BOZA Disposition of Approval Page 25 of 28
BOZA Disposition of Approval Page 26 of 28
MEMORANDUM
TO:
Board of Zoning Adjustment
Brian Holmes, Zoning Administrator
Robbie Wyler, Asst. Zoning Administrator
FROM: James Hewat, Senior Historic Preservation Planner
DATE: November 6th, 2019
RE: Support for requested setback variance at 1900 King Avenue.
Background
Constructed in 1958 after designs by local architect Tician Papachristou and
designated a local landmark in 2015, the Sampson-Wood House at 1900 King
Avenue is a remarkable example of Boulder Regional Modernism, embodying
characteristics Usonian architecture developed by Frank Lloyd Wright.
Aggressively horizontal in form and cubist in conception, local materials are
used inside and out creating an organic integration of the building into the
topography of the lot. The property retains a high level of historic architectural
integrity.
1900 King Avenue c. 1958 (Carnegie Library for Local History)
1900 King Avenue, 2019
BOZA Disposition of Approval Page 27 of 28
On September 4th, 2019, the Landmarks Board approved a Landmark Alteration
Certificate for bedroom and garage addition at the south end of the house. In its
review, the board considered that the receding mass, scale and height of the
proposed additions were clearly subordinate to the 1958 house and consistent
with the General Design Guidelines for Boulder’s Landmarks and Historic Districts.
The Landmarks Design Review Committee’s Support
The Landmarks Design Review Committee supports the requested variance to
the rear (south) yard setback and side adjacent to street (east) yard setback along
Camden Place under 9.2.3(h)(4) Designated Historic Property, of the Boulder
Revised Code, finding that construction of the garage addition in a by-right
location would likely have an adverse effect on the historic character of the
landmark property. to support the variance
Please feel free to contact me at 303.441.3209 if you have questions or need more
information.
BOZA Disposition of Approval Page 28 of 28