11.14.2019 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.: BOZ2019-21
Address: 1900 King Avenue
Applicant: Julie Bellanca
Setback 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.
B. Docket No.: BOZ2019-22
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 single-family 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 approximately 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 September 12, 2019 BOZA minutes are scheduled for approval.
B. Matters from the Board
C. Matters from the City Attorney
D. Matters from Planning and Development Services
i. Letter to Council
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, November 14, 2019
TIME: Meeting to begin at 5 p.m.
PLACE: Council Chambers, 1777 Broadway, 2nd Floor
11.14.2019 BOZA Packet Page 1 of 71
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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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
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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
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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
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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
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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.
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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.
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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.
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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
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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.
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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.
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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.
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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, COLORADO11.14.2019 BOZA Packet Page 15 of 71
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 REMOVED11.14.2019 BOZA Packet Page 16 of 71
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"11.14.2019 BOZA Packet Page 17 of 71
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"11.14.2019 BOZA Packet Page 18 of 71
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"11.14.2019 BOZA Packet Page 19 of 71
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"11.14.2019 BOZA Packet Page 20 of 71
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"11.14.2019 BOZA Packet Page 21 of 71
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 BLOCK1KING11.14.2019 BOZA Packet Page 22 of 71
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 CARPORT11.14.2019 BOZA Packet Page 23 of 71
Addition and Garage East Elevation -updated
2 Car Garage
Existing curb cut
Addition
Single pitched roof
1997 addition Pappachristou No carport
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Camden Street –south end of lot
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Camden Street –existing curb cut
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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
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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.
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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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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 11.14.2019 BOZA Packet Page 43 of 71
Front of Assessors Card, approximately 1956 11.14.2019 BOZA Packet Page 44 of 71
Back of Assessors Card, approximately 1947 Lists depreciation for 1915, 1925 and 1965 11.14.2019 BOZA Packet Page 45 of 71
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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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From:Wyler, Robbie
To:BOZA
Subject:BOZA Meeting: BOZ2019-22 Additional Correspondence
Date:Tuesday, November 12, 2019 8:38:47 AM
BOZA-
Below is an additional email/letter of support regarding the 1030 6th Street variance item on
Thursday’s agenda. We’ll add this to the packet and record but I wanted you to be made aware
since it wasn’t sent out with last Friday’s posting.
Regards,
Robbie
From: Robin Mante <robinmanteuf@gmail.com>
Sent: Sunday, November 10, 2019 10:10:03 PM
To: Holmes, Brian <HolmesB@bouldercolorado.gov>
Subject: 1030 6th Street Armstrong House
External Sender
My husband and I live across Gregory Creek from the Armstrong Property. We live at 630 College
Ave. We have lived in this neighborhood since 1988.
I am writing in support to allow a variance for the Armstrong's porch addition. It is a logical, practical
addition to their home. It will enhance the function and beauty of the house as well as the
neighborhood.
Thanks
Robin Manteuffel
robinmanteuf@gmail.com
303 2570711
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CITY OF BOULDER
BOARD OF ZONING ADJUSTMENT
ACTION MINUTES
September 12, 2019, 5 p.m.
1777 Broadway, Council Chambers
Board Members Present: Jack Rudd (Chair), Cherie Goff, Jill Lester, David
Schafer, Michael Hirsch
Board Members Absent: None
City Attorney Representing Board: Erin Poe
Staff Members Present: Robbie Wyler, Cindy Spence
1. CALL TO ORDER:
J. Rudd called the meeting to order at 5:03 p.m.
2. BOARD HEARINGS:
A. Docket No.: BOZ2019-15
Address: 830 Grant Place
Applicant: Bret & Michiko Aker
Setback Variance & Building Separation Variance: As part of a proposal to replace an
existing deck at the rear of the house with a new deck to the side of the house, the applicants
are requesting a variance to the interior side (south) & rear (east) yard setbacks in order to
meet the minimum combined side & rear yard setback requirements for principal structures
in the RL-1 zoning district. The resulting side setback will be approximately 7.3 feet (from
the new deck) where 15 feet is required and approximately 16.8 feet exists today (from the
existing deck). The resulting rear setback will be approximately 14.9 feet (from the new
deck) where 25 feet is required and approximately 11.6 feet exists today (from the existing
deck). Additionally, the applicants are requesting a variance to the minimum building
separation requirement. The resulting building separation between the new deck and existing
detached garage will approximately 3.3 feet where 6 feet is required, and no separation exists
today (from the existing deck to the existing detached garage). Section of the Land Use
Code to be modified: Section 9-7-1, BRC 1981.
Staff Presentation:
R. Wyler presented the item to the board.
Board Questions:
R. Wyler answered questions from the board.
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Applicant’s Presentation:
Steve Montgomery, the architect with Montgomery Partnership, presented the item to the
board.
Board Questions:
Steve Montgomery, representing the applicant, answered questions from the board.
Public Hearing:
No one from the public addressed the board.
Board Discussion:
• D. Schafer stated that the criteria for approval have been met and that the proposal would
not affect the essential character of the neighborhood, nor will it affect the use and
enjoyment of the neighboring property. He would approve including the masts.
• M. Hirsch regarding the masts, escaping into infinity is what a minimal variance would
allow. He said the doodads become clutter. The masts could become an unsightly visual
element into the future. Conceptually, he is in support of them. All other criteria have
been met and should be approved.
• C. Goff said that overall she approved of the project.
• J. Lester said that alternative materials could have made the structure more minimal.
• J. Rudd said, regarding the criteria based on unusual and physical circumstances, that the
proposal would not be unusual for this neighborhood. He found the proposed masts a
decorative item. He would be in support.
• M. Hirsch questioned if an approval could be done with condition without the masts.
• D. Schafer stated that the proposed masts are inconsequential.
• J. Lester said she would have liked to have seen the masts proposed as more modest,
however she could still approve the project as submitted.
Motion:
On a motion by D. Schafer, seconded by M. Hirsch, the Board of Zoning Adjustment
approved 5-0 the application (Docket BOZ2019-15) as submitted.
B. Docket No.: BOZ2019-16
Address: 2229 Mariposa Avenue
Applicant: Katrina Mitchell
Setback Variance: As part of a proposal to modify an existing non-standard accessory
building with the intent of converting it into a 1.5-story accessory dwelling unit (ADU), the
applicant is requesting a variance to the side (east) yard setback in order to meet the
minimum interior side setback requirement for accessory structures in the RL-1 zoning
district. The resulting side setback will be approximately 1.2 feet (at the closest point) where
3 feet is required and approximately 1.2 feet exists today. No expansion of the existing
footprint to the building is proposed as a part of the conversion to an ADU. Section of the
Land Use Code to be modified: Section 9-7-1, BRC 1981.
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Staff Presentation:
R. Wyler presented the item to the board.
Board Questions:
R. Wyler answered questions from the board.
Applicant’s Presentation:
Jerry Signom, the architect with Sawhorse-6 Designs, presented the item to the board.
Board Questions:
Jerry Signom, representing the applicant, answered questions from the board.
Public Hearing:
No one from the public addressed the board.
Board Discussion:
• J. Lester said she had no issue with the project as presented.
• M. Hirsch said the purpose would be to maintain the building, therefore he had no
problem supporting the project.
• J. Rudd said that by refurbishing building he appreciated the concept of the project and
he would be in support.
Motion:
On a motion by J. Lester, seconded by C. Goff, the Board of Zoning Adjustment approved
5-0 the application (Docket BOZ2019-16) as submitted.
C. Docket No.: BOZ2019-18
Address: 1064 Gapter Road
Applicant: Ray & Eithne David
Setback Variance: As part of a proposal to construct a new 2-car detached garage, the
applicants are requesting a variance to the side (south) yard setback in order to meet the
minimum interior side setback requirements for accessory structures in the RR-2 zoning
district. The resulting side setback will be approximately 3 feet where 10 feet is required,
and no garage exists today. Section of the Land Use Code to be modified: Section 9-7-1,
BRC 1981.
Staff Presentation:
R. Wyler presented the item to the board.
Board Questions:
R. Wyler answered questions from the board.
Applicant’s Presentation:
Amber Stewart, the architect with 79 Design, presented the item to the board.
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Board Questions:
Amber Stewart, representing the applicant, answered questions from the board.
Public Hearing:
No one from the public addressed the board.
Board Discussion:
• M. Hirsch said that he would have no issue with the proposed width of the garage or the
extra bulk in the rear. He would like to see a north access explored.
• C. Goff said that she would have preferred to see other options presented. She would like
to have seen a proposal with the garage not as deep, pushing up north and the tree
remaining.
• J. Lester agreed. The board needs to provide the minimum variance and she said that
with the option presented she has trouble seeing that this would be the only option.
• D. Schafer agreed. He said that there may be other options available to offer minimum
relief.
• J. Rudd said that while he is in support of saving trees as well, there may be other ways
to do this to do this project that could offer a minimal variance than what was presented.
• The board offered a continuance.
Motion:
On a motion by D. Schafer, seconded by J. Lester, the Board of Zoning Adjustment to
continue up to three months 5-0 the application (Docket BOZ2019-18) as submitted.
D. Docket No.: BOZ2019-19
Address: 734 Maxwell Avenue
Applicant: Mathew Johnke
Setback Variance: As part of a proposal to modify an existing non-standard accessory
building with the intent of converting it into a single-story accessory dwelling unit
(ADU), the applicant is requesting a variance to the side (east) yard setback and rear
(south) yard setback in order to meet the minimum interior side and rear yard setback
requirements for accessory structures in the RL-1 zoning district. The resulting side
setback will be approximately 1.9 feet where 3 feet is required and approximately 2 feet
exists today. The resulting rear setback will be approximately 1.17 feet where 3 feet is
required and approximately 1.21 feet exists today. No expansion of the existing floor
area to the building is proposed as a part of the conversion to an ADU. Section of the
Land Use Code to be modified: Section 9-7-1, BRC 1981.
Staff Presentation:
R. Wyler presented the item to the board.
Board Questions:
R. Wyler answered questions from the board.
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Applicant’s Presentation:
Simon Bialobroda, the architect with JKA Design, LLC, presented the item to the board.
Board Questions:
Simon Bialobroda, representing the applicant, answered questions from the board.
Public Hearing:
No one from the public addressed the board.
Board Discussion:
• C. Goff said the project is straightforward, minimum changes and no negative impact to
the neighborhood.
• M. Hirsch agreed.
Motion:
On a motion by J. Lester, seconded by M. Hirsch, the Board of Zoning Adjustment
approved 5-0 the application (Docket BOZ2019-19) as submitted.
E. Docket No.: BOZ2019-17
Address: 245 Brook Place
Applicant: Drew Robertson & The Bold Six Development LLC
Setback Variance: As part of a proposal to renovate and modify an existing non-standard
house - including raising the roof along a portion of the rear face and constructing a new
front porch – the applicant is requesting a variance to both the rear (west) yard setback as
well as the front (east) porch encroachment allowance for non-standard single-family houses
in the RL-1 zoning district. The resulting rear setback will be approximately 23.6 feet where
25 feet is required and approximately 23.6 feet exists today. The resulting front porch
encroachment/projection will be approximately 7.5 feet (taken from the face of the house)
where 6 feet is the maximum allowed projection and only a covered landing exists today.
Sections of the Land Use Code to be modified: Sections 9-7-1 & 9-7-4, BRC 1981.
D. Schafer recused himself
Staff Presentation:
R. Wyler presented the item to the board.
Board Questions:
R. Wyler answered questions from the board.
Applicant’s Presentation:
Mike Piche, the architect with Studio B Architecture and Interiors, presented the item to the
board.
Board Questions:
Mike Piche, representing the applicant, answered questions from the board.
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Public Hearing:
No one from the public addressed the board.
Board Discussion:
• M. Hirsch said the request was modest and appropriate improvement. He would be in
favor including the front porch.
• C. Goff agreed.
• J. Rudd agreed that the request would be minimal. The applicant attempted to respect the
setbacks and there was good intent within the project.
Motion:
On a motion by M. Hirsch, seconded by C. Goff, the Board of Zoning Adjustment approved
4-0 (D. Schafer recused) the application (Docket BOZ2019-17) as submitted.
3. GENERAL DISCUSSION:
A. Approval of Minutes
On a motion by J. Lester, seconded by M. Hirsch, the Board of Zoning Adjustments
voted 4-0 (D. Schafer absent) to approve the July 11, 2019 minutes.
B. Matters from the Board
• J. Rudd informed the board that he would be absent for the October BOZA meeting.
• J. Lester said that she may be absent for the October BOZA meeting.
C. Matters from the City Attorney
• E. Poe reminded board members to send edits to the rules to her. She said that when
BOZA has a light agenda at an upcoming meeting, the editing of the rules would be
placed on the agenda for discussion.
D. Matters from Planning and Development Services
• R. Wyler informed the board there may be one item moving forward next month.
4. ADJOURNMENT:
There being no further business to come before the board at this time, BY MOTION
REGULARLY ADOPTED, THE MEETING WAS ADJOURNED AT 6:55 P.M
APPROVED BY
_________________________________
Board Chair
_________________________________
DATE
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