HomeMy WebLinkAboutItem 4A Mapleton Walsh PUD LUR2020-00023 2230 20th StreetMEMORANDUM
TO: Planning Board
FROM: Karl Guiler, Case Manager
DATE: December 4, 2020
SUBJECT: Call Up Item: LAND USE REVIEW: Minor Site Review Amendment to permit a one-story
677 square foot addition to an existing single-family home within a two-lot Planned Unit
Development from 1984 (PUD P-84-5).
ADDRESS: 2230 20th Street
PROJECT NAME: Mapleton Walsh PUD CASE NO: LUR2020-00023
Attached is the Notice of Disposition of approval of a Minor Site Review Amendment to a one-story 677 square
foot addition to an existing single-family home within a two-lot PUD from 1984 in the Residential – Low 1 (RL-1)
Zoning District. While most properties in the RL-1 districts are not subject to Site Reviews or PUDs, the city’s “lot
behind a lot” program in the 1980s allowed applicants to create PUDs to modify standards. Therefore, the
proposed addition and the requested modifications to setbacks require approval of a Minor Site Review
Amendment pursuant to Section 9-2-14(l), B.R.C. 1981. Refer to Attachment B for staff’s analysis of the Site
Review Criteria. Planning Board may call up the decision on or before December 18, 2020. Please direct any
clarifying questions during the call up period to the case manager at guilerk@bouldercolorado.gov.
Background. The subject property is located in the Whittier neighborhood of Boulder and is 3,503 square feet in size. In 1984, a Planned Unit Development (P-84-5) was approved to permit the addition of a new single-family dwelling on the north side of a site containing an existing home along with a subdivision to create one unit per lot. The new home was permitted to front onto Mapleton Avenue and the existing home (the south lot is the subject of this review) fronts on 20th Street. The existing home is 732 square feet in size, was built in 1923 and is unusually positioned against the existing alley while taking access from 20th Street.
The site is zoned Residential – Low 1 (RL-1), which
is defined as “Single-family detached residential
dwelling units at low to very low residential
densities.” (Section 9-5-2(c)(1)(A), B.R.C. 1981). The PUD was done at a time when the site was zoned for Medium Density Residential. Because the site is now zoned for Low Density Residential (RL-1), the uses in the PUD are nonconforming to density. The RL-1 zoning permits one dwelling unit per 6,000 square feet. Despite this, the definition of “Nonconforming Use” in Chapter 9-16 of the Land Use Code excludes single-family dwellings on a lot and thus, a Nonconforming Use Review is not required. Refer to Figure 1 for an aerial photo of the site.
Agenda Item 4A Page 1 of 28
Project Proposal. The applicant is requesting approval of basement and ground floor additions to the existing
historic single-family home on the south lot. The total floor area would increase the building size to 1,455 square
feet excluding the basement addition (RL-1 zone excludes basement floor area that is below grade). Based on
current floor area limits, over 2,000 square feet could be built on the site and the proposed floor area would not
exceed this limit. The proposed additions would also comply with the current RL-1 lot coverage limits as well as
other RL-1 zone standards (e.g., bulk plane, solar access etc.). Because of the existing nonstandard location of
the existing house, modifications to the front yard landscape setback for the house and parking, the rear yard and
the required combined 15-foot setback for side yards are requested as part of the Minor Site Review Amendment.
Refer to Attachment C for the applicant’s written statement, and Attachment D for the site and architectural
plans.
Review Process. Pursuant to Section 9-2-14(l), B.R.C. 1981, the additions require a Minor Site Review
Amendment to amend a previously approved PUD and permit additions that are greater than what can be
permitted through a Minor Modification application. As a Site Review application, the staff level decision is subject
to Planning Board call up per Section 9-4-2, B.R.C. 1981. Refer to Attachment A for the conditions of approval.
Analysis. The proposal was found to be consistent with the applicable Site Review criteria of Section 9-2-14(h),
B.R.C. 1981. The proposed additions to the existing house are appropriately scaled to the existing historic house
and match the existing orientation of the house. The proposed height is below the existing height (less than 25
feet) and architecture is compatible with the use of secondary materials on the addition that take a background
stature to the historic house’s use of brick. The house will continue to be lower in height as compared to the other
house in the PUD to the north which is two-stories. As stated above, the additions have been designed to comply
with RL-1 floor area, bulk plane, solar access and coverage limitations. Setback modifications are reasonable
given the small size of the lot and considering the existing location of the building. The 1923 house has been
identified as a historically contributing building and thus, a condition of approval would require the house and site
to be landmarked prior to building permit. Please refer to Attachment B for staff’s complete analysis of the review
criteria and the conditions of approval found in Attachment A.
Public Comment. Consistent with Section 9-4-3, Public Notice Requirements, B.R.C. 1981, staff provided
notification to all property owners within 600 feet of the subject location of the application. Several neighbors have
inquired about the proposal and expressed concerns about development in the neighborhood, but have not
specifically objected to the proposal as designed.
Conclusion. Staff finds that the proposed project meets the criteria of section 9-2-14, “Site Review,” B.R.C. 1981
(refer to Attachment B). The proposal was approved by staff on December 4, 2020 and the decision may be
called up before Planning Board on or before December 18, 2020. There is one Planning Board hearing during
the call up period and staff will be available to answer questions at the December 17th meeting should there be
questions. Questions about the project or decision or requests to call up the approval may also be directed to the
Case Manager, Karl Guiler at guilerk@bouldercolorado.gov.
Attachments:
A. Signed Disposition dated Dec. 4, 2020
B. Analysis of Site Review Criteria
C. Applicant’s Written Statement
D. Applicant’s Site and Architectural Plans
Agenda Item 4A Page 2 of 28
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that the following action was taken by the Planning Department based on the standards and
criteria of the Land Use Regulations as set forth in Chapter 9-2, B.R.C. 1981, as applied to the proposed development.
DECISION: Approved with Conditions
PROJECT NAME: Mapleton-Walsh Planned Unit Development (PUD) Amendment
DESCRIPTION: LAND USE REVIEW: Minor Site Review Amendment to permit a one-story 677
square foot addition to an existing single-family home within a two-lot
Planned Unit Development from 1984 (PUD P-84-5).
LOCATION: 2230 20TH STREET
LEGAL DESCRIPTION: Lot 2, Walsh Subdivision,
City of Boulder, County of Boulder, State of Colorado
APPLICANT: LAUREL BROZOVICH
DAVID BIEK
OWNER: MARK SEFERIAN REVOCABLE TRUST
APPLICATION: Minor Site Review Amendment, LUR2020-00039
ZONING: Residential - Low 1 (RL-1)
CASE MANAGER: Karl Guiler
VESTED PROPERTY RIGHT: None
APPROVED MODIFICATIONS FROM THE LAND USE REGULATIONS:
• A front yard setback of 13.4 feet where 25 feet is the zoning district standard;
• A front yard setback for all covered and uncovered parking areas of 13.4 feet where 25 feet is the zoning district
standard;
• A minimum total for both side yards of 9.2 feet where 15 feet is the zoning district standard; and
• A rear yard setback of 7.3 feet where 25 feet is the zoning district standard.
FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION.
Approved On:_________December 4, 2020________________________
Date
By:________________________________________________________________________
Jacob Lindsey, Director of Planning & Development Services
This decision may be appealed to the Planning Board by filing an appeal letter with the Planning Department within two
weeks of the decision date. If no such appeal is filed, the decision shall be deemed final fourteen days after the date
above mentioned.
Appeal to Planning Board Expires:_____December 18, 2020________________
Final Approval Date:__________December 19, 2020_______________________
Attachment A - Signed Disposition dated Dec. 4, 2020
Agenda Item 4A Page 3 of 28
IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A SIGNED
DEVELOPMENT AGREEMENT AND THE FINAL PLANS FOR CITY SIGNATURE MUST BE SUBMITTED TO THE
PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE FINAL PLANS. IF
THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS OF THE FINAL DECISION DATE,
THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY EXPIRES.
Pursuant to Section 9-2-12 of the Land Use Regulations (Boulder Revised Code, 1981), the Applicant must begin and
substantially complete the approved development within three years from the date of final approval, or in compliance with
the phasing plan if one was approved. Failure to "substantially complete" (as defined in Section 9-2-12) the development
within three years shall cause this development approval to expire.
CONDITIONS OF APPROVAL
1. The Applicant shall ensure that the development shall be in compliance with all plans prepared by the
Applicant on November 23, 2020 and the Applicant’s written statement dated September 14, 2020, all on file in the
City of Boulder Planning Department, except to the extent that the development may be modified by the conditions of
this approval.
2. The Applicant shall comply with all previous conditions contained in any previous approvals, except to the extent
that any previous conditions may be modified by this approval, including, but not limited to, the following: the
Development Agreement recorded in the records of the Boulder County Clerk and Recorder at Film No. 1317 and
Reception No. 00640977.
3. Prior to a building permit application, the Applicant shall submit and receive approval of an
administrative review application to vacate that portion of the utility easement where a portion of the existing
structure, including but not limited to the covered deck, brick wall, and stairs, encroach into said utility easement.
4. The Applicant has filed an application seeking Individual Landmark designation of the property located at 2230 20th
Street. The Applicant shall pursue such designation in good faith. Prior to a building permit application, the
Applicant shall obtain a final decision on the application for Individual Landmark designation of the property.
5. The Applicant shall ensure that no solid elements or materials are installed over the trellis structure covering
the parking space as such covering would cause the site to be non-compliant with the building coverage limitations
of the Residential - Low 1 (RL-1) zoning district.
Attachment A - Signed Disposition dated Dec. 4, 2020
Agenda Item 4A Page 4 of 28
CRITERIA CHECKLIST AND COMMENT FORM
SITE REVIEW
SECTION 9-2-14
Criteria for Review:
Criteria
(l) Minor Amendments to Approved Site Plans:
(1) Standards: Changes to approved building location or additions to existing buildings, which exceed the
limits of a minor modification, may be considered through the minor amendment process if the following
standards are met:
(A) In a residential zone as set forth in Section 9-5-2, "Zoning Districts," B.R.C. 1981, all approved
dwelling units within the development phase have been completed;
The two dwelling units within the Mapleton-Walsh Planned Unit Development (PUD) have been
completed since the 1980s.
(B)In residential zones, dwelling unit type is not changed;
Both residences in the PUD will remain single-family detached.
(C) The required open space per dwelling unit requirement of the zone is met on the lot of the detached
dwelling unit to be expanded; and
There is no specific open space requirement in the Residential – Low 1 (RL-1) zone.
(D)The total open space per dwelling unit in the development is not reduced by more than ten percent
of that required for the zone; or
There is no specific open space requirement in the Residential – Low 1 (RL-1) zone.
(E)If the residential open space provided within the development or an approved phase of a
development cannot be determined, the detached dwelling unit is not expanded by more than ten
percent and there is no variation to the required setbacks for that lot;
There is no specific open space requirement in the Residential – Low 1 (RL-1) zone. The dwelling unit
on the lot is to be expanded according to current RL-1 floor area requirements.
(F)For a building in a nonresidential use module, the building coverage is not increased by more than
twenty percent, the addition does not cause a reduction in required open space, and any additional
required parking that is provided is substantially accommodated within the existing parking arrangement;
Not applicable to a residential project.
(G)The portion of any building over the permitted height under Section 9-7-1, "Schedule of Form and
Bulk Standards," B.R.C. 1981, is not increased;
Case #: LUR2020-00039
Project Name: Mapleton Walsh PUD
Date: December 4, 2020
Attachment B - Analysis of Site Review Criteria
Agenda Item 4A Page 5 of 28
The building will not exceed the permitted height of the zoning district. Because of the size of the lot, the
height of the dwelling is limited to 25 feet. The proposed additions will be below that limit.
(H) The proposed minor amendment does not require public infrastructure improvements or other off-site
improvements.
No off-site improvements or public infrastructure is required for the proposed improvements to the site.
Section 9-2-14(k)(2)(C) and (D):
(C) The minor amendment shall be found to comply with the review criteria of Subparagraphs (h)(2)(A),
(h)(2)(C), and (h)(2)(F) of this section.
(2) Site Design: Projects should preserve and enhance the community's unique sense of place through
creative design that respects historic character, relationship to the natural environment, multi-modal
transportation connectivity and its physical setting. Projects should utilize site design techniques which
are consistent with the purpose of site review in Subsection (a) of this section and enhance the quality of
the project. In determining whether this subsection is met, the approving agency will consider the
following factors:
(A) Open Space: Open space, including, without limitation, parks, recreation areas and playgrounds:
(i) Useable open space is arranged to be accessible and functional and incorporates quality
landscaping, a mixture of sun and shade and places to gather;
Although the property is small, it has functional open space in the form of the front porch facing the street
and a more private backyard pervious paver patio area in the rear of the property.
(ii) Private open space is provided for each detached residential unit;
See above.
(iii) The project provides for the preservation of or mitigation of adverse impacts to natural features,
including, without limitation, healthy long-lived trees, significant plant communities, ground and surface
water, wetlands, riparian areas, drainage areas and species on the federal Endangered Species List,
"Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cynomys
ludiovicianus), which is a species of local concern, and their habitat;
The site associated with the PUD has been developed for nearly 40 years with the original dwelling on
2230 20th being on the site for nearly a century. There are no natural features on the property.
(iv) The open space provides a relief to the density, both within the project and from surrounding
development;
Attractive landscaping is provided around the site complementing the building and making the setback
areas colorful and less sparse. These open space areas are consistent with reduced setback areas as
seen in older parts of the city.
(v) Open space designed for active recreational purposes is of a size that it will be functionally useable
and located in a safe and convenient proximity to the uses to which it is meant to serve;
The site is small at only 3,503 square feet in size. The site is not conducive to open space for active
recreational purposes.
(vi) The open space provides a buffer to protect sensitive environmental features and natural areas; and
Attachment B - Analysis of Site Review Criteria
Agenda Item 4A Page 6 of 28
N/A- There are no sensitive environmental features or natural areas adjacent to the site.
(vii) If possible, open space is linked to an area- or city-wide system.
The project includes a sidewalk on the east side of the site that connect to the city-wide system.
(B) Landscaping:
(i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials,
and the selection of materials provides for a variety of colors and contrasts and the preservation or use of
local native vegetation where appropriate;
The landscape plan and renderings show a diverse selection of plants and hard surface materials that will
enhance the aesthetics on the site consistent with these criteria.
(ii) Landscape design attempts to avoid, minimize or mitigate impacts on and off site to important native
species, healthy, long lived trees, plant communities of special concern, threatened and endangered
species and habitat by integrating the existing natural environment into the project;
Existing long-lived trees around the site will be preserved. The site is small and there are no plant
communities of special concern that would be impacted by the additions.
(iii) The project provides significant amounts of plant material sized in excess of the landscaping
requirements of Sections 9-9-12, "Landscaping and Screening Standards," and 9-9-13, "Streetscape
Design Standards," B.R.C. 1981; and
(iv) The setbacks, yards and useable open space along public rights of way are landscaped to provide
attractive streetscapes, to enhance architectural features and to contribute to the development of an
attractive site plan.
Attractive landscaping is provided around the site complementing the building and making the setback
areas colorful and less sparse. These open space areas are consistent with reduced setback areas seen
in older parts of building indicative of the building on the site.
(F) Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area:
(i) The building height, mass, scale, orientation, architecture and configuration are compatible with the
existing character of the area or the character established by adopted design guidelines or plans for the
area;
The proposed additions to the existing house are appropriately scaled to the existing historic house and
match the existing orientation of the house. The proposed height is below the existing height and
architecture is compatible with the use of secondary materials on the addition that take a background
stature to the historic house’s use of brick. The house will continue to be lower in height as compared to
the other house in the PUD to the north which is two-stories.
(ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or
projected heights of approved buildings or approved plans or design guidelines for the immediate area;
The building is one-story and well below the 35-foot height limit of the zoning district. Its height is
consistent with other buildings in the area and is actually less at 25-feet due to the size of the site.
(iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties;
The building is an existing low-profile building that has no impact to views nor does it create any
Attachment B - Analysis of Site Review Criteria
Agenda Item 4A Page 7 of 28
unacceptable shadowing of adjacent properties.
(iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of
color, materials, landscaping, signs and lighting;
As stated above, the existing house is brick with stucco accents. The proposed addition is stucco and
takes more of a secondary, less pronounced appearance to the porch and brick stature of the existing
house. The windows and rooflines will match the existing house.
(v) Projects are designed to a human scale and promote a safe and vibrant pedestrian experience
through the location of building frontages along public streets, plazas, sidewalks and paths, and through
the use of building elements, design details and landscape materials that include, without limitation, the
location of entrances and windows, and the creation of transparency and activity at the pedestrian level;
The house orients to the street with an existing porch and the addition faces the street with new windows.
At one-story the house is appropriately scaled for the modest sized lot.
(vi) To the extent practical, the project provides public amenities and planned public facilities;
N/A- There are no planned facilities or public amenities applicable to this site.
(vii) For residential projects, the project assists the community in producing a variety of housing types,
such as multifamily, townhouses and detached single family units, as well as mixed lot sizes, number of
bedrooms and sizes of units;
The project is for an expansion to an existing single family detached home. The zoning does not permit
any additional units and thus, this criterion cannot be fully applied. The expansion will enable a more
family friendly residence for the neighborhood.
(viii) For residential projects, noise is minimized between units, between buildings and from either
on-site or off-site external sources through spacing, landscaping and building materials;
The proposed construction in addition to increasing energy conservation will also perform better in terms
of sound transmission.
(ix) A lighting plan is provided which augments security, energy conservation, safety and aesthetics;
Lighting plans are not required single-family residential projects.
(x) The project incorporates the natural environment into the design and avoids, minimizes or mitigates
impacts to natural systems;
The site is a developed site and need not avoid natural systems.
(xi) Buildings minimize or mitigate energy use; support on-site renewable energy generation and/or
energy management systems; construction wastes are minimized; the project mitigates urban heat island
effects; and the project reasonably mitigates or minimizes water use and impacts on water quality;
The existing building already utilizes solar energy and the proposed gable roof structure would be
conducive to additional solar panels.
(xii) Exteriors of buildings present a sense of permanence through the use of authentic materials such
as stone, brick, wood, metal or similar products and building material detailing;
The detailing of the building is simple with stucco that matches accent elements on the historic building.
While the addition does not use brick like the original building, this use is appropriate to let the historic
Attachment B - Analysis of Site Review Criteria
Agenda Item 4A Page 8 of 28
building stand proud of the addition. The addition, nonetheless, is consistent with the historic home with
the use of the same window sizes and designs and the gable roof structure.
(xiii) Cut and fill are minimized on the site, the design of buildings conforms to the natural contours of
the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and
minimizes the potential threat to property caused by geological hazards;
The site is already developed and requires no cut and fill.
(xiv) In the urbanizing areas along the Boulder Valley Comprehensive Plan boundaries between Area II
and Area III, the building and site design provide for a well-defined urban edge; and
N/A- The property is within Area I and not along the city boundary.
(xv) In the urbanizing areas located on the major streets shown on the map in Appendix A to this title
near the Boulder Valley Comprehensive Plan boundaries between Area II and Area III, the buildings and
site design establish a sense of entry and arrival to the City by creating a defined urban edge and a
transition between rural and urban areas.
N/A- The property is within Area I and not along the city boundary.
(D) The minor amendment is found to be substantially consistent with the intent of the original approval,
including conditions of approval, the intended design character, and site arrangement of the development,
and specific limitations on additions or total size of the building which were required to keep the building in
general proportion to others in the surrounding area or minimize visual impacts.
Attachment B - Analysis of Site Review Criteria
Agenda Item 4A Page 9 of 28
S E P T E M B E R 14, 2 0 2 0
City of Boulder Planning & Development Services
Boulder, CO
RE: 2230 20 th Street Minor Amendment to PUD
C I T Y P L A N N I N G S T A F F
Thank you for the opportunity to submit this project for your review :
Backgrou nd:
In 1984, a Planned Unit Development (P -84-5) was approved to permit the addition of a new single -family
dwelling on the north side of a site containing an existing home originally constructed in 1923 along with a
subdivision to have one unit pe r lot. The PUD was done at a time when the site was zoned for Medium
Density Residential. Now the site is zoned for Low Density Residential (RL -1) making the uses in the PUD
nonconforming to density. RL -1 permits one dwelling unit per 6,000 square feet. Despite this, the definition
of Nonconforming Use in Chapter 9 -16 of the Land Use Code excludes single -family dwellings on a lot and
thus, a Nonconforming Use R eview would not be required.
Current Lot Ownership:
The lot is curren tly owned by Mark Seferian and Laurel Brozovich.
Description of the proposed project:
We propose to e xpand the existi n g single -family residence by amending the PUD . The current underlying
RL-1 zoning would not allow for any build able area because the lot is only 50’ deep and the front and rear
setbacks ar e 25’ each. We ’d like to amend the PUD to allow for setbacks and buildable area that would be
most consistent with the surrounding zone district. The existing home is very small and does not accommo-
date the needs of most homeowners. We are request ing to build to the maximum lot coverage for a site of
3504 sf, which would be 1436 sf. We plan to demolish the detached shed built in 2009 . The existing home
has 759 sf of lot coverage, excluding the front porch, and we ’d like to add the remaining 677sf as a si ngle -
story home with a roof that is lower than the existing ridge. We ’d also like to add a full basement under
the new portion of the house.
No changes are p roposed to Lot 1 of the PUD (2004 Mapleton Ave.)
We have been to the Landmarks Design Review Committee and they have approved the design concept we
are submitting, which has been modified according to their conditions. As part of that process, we have
submitted a request to landmark the original structure. If the City requires that the whole property be
landmarked, the owners are open to considering that, as well.
We are requesting to have the Minor Amendment approved through a staff -level review , subject to Planning
Board call up.
The development schedule is to begin construction as soon as the project is permitted . Permit application
will be submitted as soon as t he M inor Amendment is approved . Expected completion is 6 -8 months after
construction begins.
Attachment C - Applicant's Written Statement
Agenda Item 4A Page 10 of 28
Following is a descripti o n of how the proposed minor amendment to the existin g PUD will comp ly with
the review criteria of BRC 9 -2 -14 subparagraphs (h)(2)(A), (h)(2)(C ), and (h)(2)(F):
(A) Open Space: Open space, including, without limitation, parks, recreation areas and playgrounds:
(i) Useable open space is arranged to be accessible and functional and incorporates quality land-
scaping, a mixture of sun and shade and places to gather;
The proposed project meets the open space requirements of the underlying RL -1 zone Max i mum Build-
ing Coverage (BRC 9 -7 -11). Within that, t he proposed design provides open space with shade trees and
other landscap ing that meet the requirements of BRC 9 -9 -12 and 9 -9 -13.
(ii) Private open space is provided for each detached residential unit;
Priv ate open space is pro vided for 2230 20 th St. with a new patio on the east side of the property as
well as the existing front porch to r emain. Private open space remains un -changed for Lot 1 of the PUD.
(iii) The project provides for the preserv ation of or mitigation of adverse impacts to natural fea-
tures, including, without limitation, healthy long -lived trees, significant plant communities, ground
and surface water, wetlands, riparian areas, drainage areas and species on the federal Endangered
Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prai-
rie dogs (Cynomys ludiovicianus), which is a species of local concern, and their habitat;
The propose d addition is located on a portion of the lot that is not curren tly extensively landscaped or
planted. Existing trees providing shade and s creening will remand on the east, north , west sides of the
house. The proposed patio will utilize pavers th at allow for ground water penetration. As the existin g
lot is developed and within an established neighborhood , there will be minimal impact to wildlife popu-
lations.
(iv) The open space provides a relief to the density, both within th e project and from surrounding
development;
The existing PUD consists of only two lots and t he proposed project meets the open space requirements
of the underlying RL -1 zone Max i mum Building Coverage (BRC 9 -7 -11), and by keeping the existin g front
porch and by designing the rear patio to be screened from neighboring structures, the open space pro-
vide s sufficient relief to the density of th e surrounding established neighborhood .
(v) Open space designed for active recreational purposes is of a size that it will be functionally use-
able and located in a safe and convenient proximity to the uses to which it is meant to serve;
The proposed project meets the open space requirements of the underlying RL -1 zone Max i mum Build-
ing Coverage (BRC 9 -7 -11). As it is within an established neighborhood , it is within walking distance
(less than 800 ft) to the Whittier Elementary School Park to the south east and the Fitzpatric k Park to
the west , both providing safe and convenient access to active recreational opportunities .
(vi) The open s pace provides a buffer to protect sensitive environmental features and natural ar-
eas;
As the existin g lot is developed and within an established neighborhood , any impact to sensitive envi-
ronmental features and natural areas will be min imized.
(vii) If possible, open space is linked to an area - or city -wide system.
I t is not possible to link the lot ’s open space to an area - or city -wide system . However, the lo t remains
within walking distance to existing municipal open space infrastructure.
Attachment C - Applicant's Written Statement
Agenda Item 4A Page 11 of 28
(C) Landscaping:
(i) The project provides for aesthetic enhancement and a variety of plant an d hard surface materi-
als, and the selection of materials provides for a variety of colors and contrasts and the preserva-
tion or use of local native vegetation where appropriate;
The proposed project meets the landscape req uirements of BRC 9 -9 -12 and 9 -9 -13. Existing and pro-
posed plantings utilize a variety of plant and hard surface materials, colors, and native vegetation. See
Landscap e Plan.
(ii) Landscape design attempts to avoid, minimize or mitigate impacts on and o ff site to important
native species, healthy, long lived trees, plant communities of special concern, threatened and en-
dangered species and habitat by integrating the existing natural environment into the project;
The proposed project meets the landscape req uirements of BRC 9 -9 -12 and 9 -9 -13. Existing and pro-
posed plantings utilize a variety of plant and hard surface materials, colors, and native vegetation. See
Landscap e Plan.
(iii) The project provides significant amounts of plant material sized in excess of the landscaping
requirements of Sections 9 -9 -12, "Landscaping and Screening Standards," and 9 -9 -13, "Streetscape
Design Standards," B.R.C. 1981
The proposed project meets the landscape req uirements of BRC 9 -9 -12 and 9 -9 -13. See Landscap e Plan.
(iv) The setbacks, yards and useable open space along public rights of way are landscaped to pro-
vide attractive streetscapes, to enhance architectural features and to contribute to the develop-
ment of an attractive site plan.
The proposed project meets the landscape req uirements of BRC 9 -9 -12 and 9 -9 -13 including street t rees
and other features along the 20 th Street public right of way.
(F) Building Design, Livability and Relationship to the Existing or Prop osed Surrounding Area:
(i) The building height, mass, scale, orientation, architecture and configuration are compatible with
the existing character of the area or the character established by adopted design guidelines or
plans for the area;
Landmarks Design Review Committee have approved the design concept , indicating that the height,
mass, scale, orientation, architecture and configuration are compatible with the existing character of
the neighborhood , and appropriate as an addition to a structure identified as historically significant by
Landmarks.
(ii) The height of buildings is in general proportion to the height of existing buildings and the pro-
posed or projected heights of approved buildings or approved plans or design guidelines for the
immediate area;
The height of the proposed addition is less than the height of the existing home and well under the
height limit for the underlying RL-1 zone.
(iii) The orientation of buildings minimizes shadows on an d blocking of views from adjacent proper-
ties;
The pr oposed addition meets the Solar Shadow criteria of the underlying RL -1 zone . The design sp ecifi-
cally addresses views of adjacent properties by minim izing the height.
(iv) If the character of the area is identifiable, the project is made compatible by the appropriate
use of color, materials, landscaping, signs and lighting;
Landmarks Design Review Committee have approved the design concept . As per the Pre -application
recommendations by Landmarks , w e are working to landmarking the property in tandem with this PUD
Attachment C - Applicant's Written Statement
Agenda Item 4A Page 12 of 28
Minor Amendment . The Landmarks Development Agreement will allow us to address compatibility with
the identifiable neighborhood .
(v) Projects are designed to a human scale and prom ote a safe and vibrant pedestrian experience
through the location of building frontages along public streets, plazas, sidewalks and paths, and
through the use of building elements, design details and landscape materials that include, without
limitation, th e location of entrances and windows, and the creation of transparency and activity at
the pedestrian level;
The scale of the existing, hist oric single -story hom e is appropriate to the a djacent pedestrian experi-
ence and includes a raised stoop and covered porch facing the 20 th s treet sidewalk. A n existing land-
scaped planting buffer exists between the sidewalk and the street. The proposed addition to the north
is set back from t he existing home and is designed to fit the character, yet not compete with the his-
toric prominence of the existing structure to remain.
(vi) To the extent practical, the project provides public amenities and planned public facilities;
This is not appropriate or applicable to th e scale of th e proposed PUD Minor Amendment.
(vii) For residential projects, the project assis ts the community in producing a variety of housing
types, such as multifamily, townhouses and detached single family units, as well as mixed lot sizes,
number of bedrooms and sizes of units;
The project will remain as a detached single -family residence as allowed in the underlying RL -1 zone.
(viii) For residential projects, noise is minimized between units , between buildings and from either
on-site or off -site external sources through spacing, landscaping and building materials;
Noise from external sources such as 20 th street traffic will be mitigated by use of materials including full
cavity insulation and best practice construction techniques that provide a tightly sealed product in
terms of both energy conservation and the transm ission of both internal an d external noise sources.
(ix) A lighting plan is provided which augments security, energy conservation, safety and aesthetics;
Outdoor lightin g will meet the requirement s of BRC 9 -9 -1 6
(x) The project incorporates the natural environment into the design and avoids, minimizes or miti-
gates impacts to natural systems;
As the existin g lot is developed and within an established neighborhood , there will be minimal impact
to existing natural systems .
(xi) Buildings minimize or mitigate energy use; support on -site renewable energy generation and/or
energy management systems; construction wastes are minimized; the project mitigates urban heat
island effects; and the project reasonably mitigates or minimizes water use a nd impacts on water
quality;
The existing home has a roof -mount ed 3.85 kW grid -t ied P V system as well as a (2) 4 ’x8’ roof -mounted
solar the rmal collectors, permitted in 200 9. The proposed addition will meet t he minimum requ ire-
ment s of the ne w 2020 City of Boulder Energy Conservatio n Code , a s well as diverting all required de-
construction waste and construction wast e from the landfill as required .
(xii) Exteriors of buildings present a sense of permanence through the use of authentic materials
such as stone, brick, wood, metal or similar products and building material detailing;
Landmarks Design Review Committee have approved the design concept , including the use of stucco as
the pr imary cladding material for the proposed addition which provides both a sense of permanence
while not competing with the brick façade of the existing historic home to rem ain .
Attachment C - Applicant's Written Statement
Agenda Item 4A Page 13 of 28
(xiii) Cut and fill are minimized on the s ite, the design of buildings conforms to the natural contours
of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsid-
ence, and minimizes the potential threat to property caused by geological hazards;
The existing site is relatively flat. The p roposed addition will not adversely affect the stability of the
lot or neighboring lots.
(xiv) In the urbanizing areas along the Boulder Valley Comprehensive Plan boundaries between
Area II and Area III, the building and site design provide for a well -defined urban edge; and
This is not applicable to th e proposed PUD Minor Amendment.
(xv) I n the urbanizing areas located on the major streets shown on the map in App endix A to this
title near the Boulder Valley Comprehensive Plan boundaries between Area II and Area III, the
buildings and site design establish a sense of entry and arrival to the City by creating a defined ur-
ban edge and a transition between rural and u rban areas.
This is not applicable to th e proposed PUD Minor Amendment.
T H A N K Y O U I N A D V A N C E F O R Y O U R C O N S I D E R A T I O N ,
David A. Biek,
Principal Architect
303-819-2424 mobile
Attachment C - Applicant's Written Statement
Agenda Item 4A Page 14 of 28
7'-4"6'-4"5'-0"6'-4"6'-4"1300 SFLOWER LEVELL O W E R L E V E L F A RFLOOR AREA RATIOMAIN LEVEL EXISTINGMAIN LEVEL NEWLOWER LEVELTOTALMAX ALLOWABLE732 SF673 SF50 SF1,455 SF2,172 SF(50 SF FAR)3'-0" TYP.1'-4"5'-0"TOTAL PERIMETER= 164'-2"PERIMETER CONTRIBUTING TO FAR WHERE WINDOW WELL IS GREATER THAN 5'-0" WIDE, TYP. (RED)5'-0"1'-4"1'-4"5'-0"2'-4"5'-0"FAR BASEMENT CALCULATIONTOTAL AREA OF BASEMENT (NEW & EXISTING)TOTAL PERIMETER OF BASEMENTCUMULATIVE WIDTH OF WINDOW WELLS OVER 5 FT.LENGTH OF 'ABOVE GRADE' DIVIDED BY TOTAL PERIMETERTOTAL CONTRIBUTING AREA OF BASEMENT1,300 SF164.167 FT6.333 FT0.038550 SFFRONT PORCH ABV.CRAWL732 SFMAIN LEVEL EXISTINGM A I N L E V E L F A R30 SFT.O. STAIROPEN PERGOLA ABV.673 SFMAIN LEVEL NEW762 SFEXISTING FOOTPRINT121 SFFRONT PORCHBUILDING COVERAGEEXISTING COVERAGEPROPOSED ADDITION COVERAGETOTAL BUILDING COVERAGEMAX ALLOWABLE762 SF673 SF1,435 SF1,436 SFB U I L D I N G C O V E R A G EOPEN PERGOLA ABV.673 SFNEW FOOTPRINTSTAIR < 30" ABV. GRADESITE:COPYRIGHTALL RIGHTS RESERVEDA1.023 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTCOVER SHEET202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O NDRAWING INDEXPROJECT INFORMATIONAREA & HEIGHT CALCULATIONSL O C A T I O N P L A NNOT TO SCALEPROJECT DESCRIPTIONPROJECT DATAREMODEL OF AND ADDITION TO A SINGLE FAMILY RESIDENCE.APPLICABLE CODES:2018 INTERNATION RESIDENTIAL CODE2018 INTERNATIONAL MECHANICAL CODE2018 INTERNATION PLUMBING CODE2018 INTERNATIONAL FUEL/GAS CODE2020 CITY OF BOULDER ENERGY CONSERVATION CODE2017 NATIONAL ELECTRIC CODEBOULDER REVISED CODE AMENDMENTSOWNERSLAUREL BROZOVICH, MARK SEFERIAN2012 MAPLETON AVE.BOULDER, CO 80302TEL: 720.209.9655, 303.808.0058ARCHITECTARCADEA ARCHITECTURE, INC.741A PEARL ST.BOULDER, CO 80302TEL: 303.449.6605DAVID BIEK, PRINCIPAL-IN-CHARGECHRISTOPHER THORP, PROJECT MANAGERSTRUCTURAL ENGINEERGEBAU, INC1121 BROADWAY #201BOULDER, CO 80302TEL: 303.444.8545JOEL AMBROSINO, P.E.HERS MODELENERGY INNOVATIONS LLCTEL: 720.281.4554MAX NUTTELMANMECH./PLUMBING ENGINEERINGDESIGN-BUILDELECTRICAL ENGINEERINGDESIGN-BUILD2230 20TH STREETA1.0 COVER SHEETA1.1 SITE PLANA1.1a PREVIOUS MAPLETON-WALSH PUDA2.0 LOWER LEVEL FLOOR PLANA2.1 MAIN LEVEL FLOOR PLANA2.2 ROOF PLAN / SOLAR ANALYSISA3.1 EXTERIOR ELEVATIONSA3.2 EXTERIOR ELEVATIONSA3.2a EXTERIOR COLORSA3.3 BUILDING SECTIONSA3.4 BUILDING SECTIONSL-1 LANDSCAPE PLANL-2 LANDSCAPE PERSPECTIVESL-3 LANDSCAPE PERSPECTIVESZONING:LOT AREA:EXISTING FLOOR AREA (FAR):MAIN LEVEL:LOWER LEVEL:PROPOSED FLOOR AREA (FAR): (SEE DIAGRAMS @ RIGHT)EXISTING MAIN LEVEL (REMODEL)PROPOSED MAIN LEVEL (ADDITION)LOWER LEVELTOTAL FLOOR AREA (FAR):MAX ALLOWABLE FAR:BUILDING HEIGHT:PROPOSED:MAX ALLOWABLE HEIGHT (NON-STD. LOT)(3,503.6 - 3,500) X.002875 + 25 = BUILDING COVERAGE: (SEE DIAGRAM @ RIGHT)EXISTING:PROPOSED:MAX ALLOWABLE:COBECC CONDITIONED AREA:MAIN LEVEL:LOWER LEVEL:TOTAL CONDITIONED AREA:WALSH SUBDIVISION PUDUNDERLYING ZONE: RL-13,503.6 SF732 SF0 SF673 SF50 SF723 SF1,455 SF2,172 SF20'-2" 25'-0"762 SF1,435 SF1,436 SF1,329 SF1,158 SF2,487 SF0'40'5' 20'10'F L O O R A R E A R A T I O D I A G R A M SL O T C O V E R A G E D I A G R A M0'40'5'20'10'REVISIONSREV DESCRIPTION DATE2 MINOR AMEND REV 11/23/20Attachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 15 of 28
DNELECTRIC METERELECTRIC PANELUTIL-TELE(E) FENCE(E) FENCE, TYP.UTIL-OVU2230 20TH ST(E) 695 SF RESIDENCE (W/ 624 SF BASEMENT)2 0 T H
S
T
8 0 'R.O .W .
9 .0 '19.0'OFF STREET PARKINGPROPOSED (N) ONE-STORY ADDITION 673 SF (W/ FULL BASEMENT OF 673 SF)REMOVE (E) SHED FROM 2009(N) WOOD PERGOLA W/ OPEN CONOPY (NO ROOF COVERING)EASEMENT7'-6"EASEMENT10'-0"EASEMENT10'-0"(E) TREE TO REMAIN(E) TREE TOREMAIN(E) TREE TO REMAIN(E) TREE TO REMAIN(E) GATE(N)FLAGSTONEPAVERWALK(N) PERVIOUS PAVING(N) TREEDIRTALLEYU P
U P 4 .1 '3.3'12.4'13.4'1 6 .3 '1 6 .2 '7.3'74°55'27"50.04'NE1 5 °0 5 '5 0 "7 0 .0 0 'S E
1 5 °0 5 '0 6 "
6 9 .9 9 'N
W 74°56'16"50.06'SW(N) STONE PAVERS5 .1 '13.5'5 .1 '11.9'5323532353235 3 2 3 53235322LEGAL DESCRIPTION: LOT 2, WALSH SUBDIVISION, LOCATED IN THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH P.M., CITY OF BOULDER, COUNTY OF BOULDER, STATE OF COLORADOCL2 0 .0 'E X I S T I N GPROPOSED(H A TC H E D )2012MAPLETONUTIL-OVUW
W WWW
W(N) PRIVACY FENCE ALONG EAST PROPERTYROOF OVHG, TYPA R E A WA Y
A R E A W A Y W /RE M O V A B LE M T L .G R A T E
ROOF OVHG., TYP.LOT AREA: 3503.55 SFLOT COVERAGE: 1436 SFLOT USAGE: DETACHED SINGLE FAMILY RESIDENCE UTIL-OVU(E) PORCH(E) GATE40.0'LOC. OF (N) GAS METERBULK PLANE ELEV: 5322.27'4.9'5321.5LOW POINT25'-0"(N) CONCRETE CURB-CUT & DRIVE PER CITY DESIGN CONSTRUCTION STANDARDS2.21 (SHADED)2 '-0 "1 0'-0 "
2 '-0 "
7 '-6 "PERMEABLE DRIVE SURFACE BEGINSAT PROPERTY LINE (EDGE OF R.O.W.)1 '-3 "BULK PLANE ELEV: 5323'LEGAL DESCRIPTION: LOTS 1 & 2, WALSH SUBDIVISIONLOT 7 BLOCK 141BOULDER EASTTOTAL PUD: 7003.20 SF LOT 1 WALSH SUBDIVISION2004 MAPLETON AVE.EXISTING SINGLE FAMILY HOUSEPROPOSED EASEMENT VACATION IN PROGRESS AT EXISTING FRONT PORCH (E) CURB CUT & DRIVE TO BE REMOVED/REVISED (DASHED)MECH. CONDENSOR(N) TREE(E) TREE TO BE REMOVEDSITE:COPYRIGHTALL RIGHTS RESERVEDA1.123 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTSITE PLAN202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O N0'40'5'20'10'S I T E P L A N / W A L S H S U B D I V I S I O N M I N O R A M E N D M E N TREVISIONSREV DESCRIPTION DATE1 MINOR AMEND REV 10/21/20Attachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 16 of 28
Attachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 17 of 28
UPDNCOLDROPPED BMFLUSH BMUPSDCM2A3.32A3.43A3.3AREAWAYAREAWAYAREAWAYAREAWAYCLR3'-0"6'-4"3'-0"7'-4"6'-4"6'-4"AREAWAY3'-0"5'-0"L N D R YM E C HSTEP DOWNSTEP DOWN(E) 6' 4" CEILING HT.(E) 6' 4" CLG HT.(E) 7' 1" CEILING HT.(E) 7' 1" CEILING HT.5' 8 3/4" CLG HT.(E) 6' 4" CEILING HT.W/D2 1/2" FURRING W/ 2X3 STUDS OVER (N) CONC. WALL, TYP. EXT. WALLS6" PRE-CAST CONC. WALLS, TYP.C R A W L3'-6"3'-6"3'-6"23'-5"2'-0"14'-1 3/4"9'-11 1/4"49'-6"34'-4"16'-3"7'-10"14'-1"11'-4"49'-6"8'-4 1/4"29'-1" 4'-0 1/2"2'-0" 3'-8"3'-8"4'-9"3'-8"3'-8" 2'-0"3'-6"14'-2 1/2"14'-10 1/2"3'-6"5'-4"6'-0"2'-9"7'-4"4'-0"3'-6"3'-8"4'-9 1/2"(E) PORCH ABV.8'-1 3/4"8'-1 1/4"1A3.3STAIR ABV.1A3.4))*+-10'-2 1/2"3'-2"CLCL8'-4"CL3'-11"CL5'-2 1/4"CL-5'-7"11'-11"STUB-IN FOR FUTURE BATHROOM -FIXTURE & DRAIN LOCATIONS APPROX.12'-8 3/4"12'-0 3/4"13'-4 1/4"9'-11 3/4"SEE STRUCT.EGRESS LADDER, TYP.7'-4"7'-4"4'-0"U N F I N I S H E DB A S E M E N T90' - 10 3/4"T.O. SLAB92' - 1 3/4"T.O. (E) SLAB (VERIFY)92' - 10 3/4"T.O. (E) SLAB (VERIFY)8'-8"(N) BARN DOORPARTIAL HT. WALLREMOVE (E) MASONRYREMOVE (E) WALLREMOVE (E) PARTITIONREMOVE (E) SLIDING DOORMECHREMOVE (E) WINDOWRELOCATE (E) LAUNDRYREMOVE(E) WALLC R A W L(E) PORCH ABV.REMOVE (E) WINDOWREMOVE (E) WINDOW8'-8"EXISTING WALL TO REMAINWALL TO BE REMOVEDOTHER ELEMENTS TO BE REMOVEDEXISTINGNEWKEY (E)(N)EXISTING WALL TO REMAINNEW WALLSNEW STRUCTURE ABOVE / BEHINDNEW STRUCTRE BELOW / BEYONDKEY EXISTINGNEWSMOKE DETECTOR PER IRC R314CARBON MONOXIDE / SMOKE DETECTOR PER IRC R315(E)(N)1.REVIEW ALL EXISTING MECHANICAL, ELECTRICAL AND PLUMBING WORK THAT IS LOCATED WITHIN WALLS, CEILINGS & FLOORS THAT ARE TO BE DEMOLISHED. COORDINATE RETAINING OR RELOCATING THIS PORTION OF THE WORK.2.PROVIDE SUFFICIENT SHORING FOR THE REMOVAL OF WALLS, BEAMS, COLUMNS, AND JOISTS, WHETHER NOTED OR NOT.3.SALVAGE STUDS & OTHER BLDG. MATERIALS FOR RE-USE OR RECYCLE TO GREATEST EXTENT POSSIBLE. CONTRACTOR TO COMPLY WITH CURRENT CITY OF BOULDER REQUIREMENTS FOR COLLECTION, PROCESSING AND DOCUMENTATION OF ALL REUSABLE AND RECYCLABLE DECONSTRUCTION WASTE INCLUDING WEIGHT OR VOLUME OF MATERIALS DIVERTED FROM THE WASTE STREAM.GENERAL DECONSTRUCTION NOTES GENERAL NOTES1.DIMENSIONS ON PLANS, ELEVATIONS AND SECTIONS ARE TO FACE OF STUD, FACE OF CONC. OR CENTERLINE OF STRUCTURAL MEMBER.2.ALL NEW EXTERIOR WALLS ARE 5 1/2" (2X6 STUDS) UNLESS NOTED OTHERWISE.3.ALL NEW INTERIOR WALLS ARE 3 1/2" (2x4 STUDS) UNLESS NOTED OTHERWISE.4.SEE 'S' SERIES DRAWINGS FOR STRUCTURAL INFO AND FOUNDATION DIMENSIONS.5.SEE A3.4 FOR EXT. DOOR & WINDOW UNIT SIZES.6.SEE PLANS & ELEVATIONS FOR WINDOW LOCATIONS -PLEASE FIND NOTES DESCRIBING WINDOW ALIGNMENT AND PLACEMENT RELATIVE TO OTHER BUILDING ELEMENTS WHERE DIMENSIONS ARE NOT PROVIDED. CONTACT ARCHITECT WITH QUESTIONS OR CONFLICTS.7.NOTE: WINDOW DIMENSIONS ON FLOOR PLANS ARE TO CENTERLINE OF UNIT OR TO EDGE OF ROUGH OPENING, TYP.8.MINIMIZE ROOF PENETRATIONS BY GROUPING VENTS TOGETHER AND BY USING SOUTER VENTS. 9.CONTRACTOR TO COMPLY WITH CURRENT CITY OF BOULDER CONSTRUCTION WASTE RECYCLING REQUIREMENTS AND SHALL DEMONSTRATE ALL RECYCLABLE WOOD, METAL, AND CARDBOARD MATERIALS, WILL BE DONATED, REUSED, OR RECYCLED. 10. CONTRACTOR TO SEAL ALL GAPS IN THE EXTERIOR PERIMETER OF ALL NEWWALLS, FLOOR/RIM AND PLATE/ROOF, UTILIZING BEST PRACTICE CONSTRUCTION TECHNIQUES AND MATERIALS TO PROVIDE A TIGHTLY SEALED PRODUCT BOTH IN TERMS OF ENERGY CONSERVATION AND TO MINIMIZE THE TRANSMISSION OF INTERNAL AND EXTERNAL NOISE SOURCES11. CONTRACTOR TO PROVIDE CONCRETE SPLASH BLOCKS OR BURIED LEADER EXTENSIONS AT BASE OF ALL DOWNSPOUTS TO ENSURE DISCHARGE IS WELL BEYOND THE FOUNDATION WALL BACKFILL ZONES. SEE SOILS REPORT12. PAINT EXPOSED PIPES & EXPOSED FLASHING TO MATCH ADJ. MATERIALS OR AS SPECIFIED. CONSULT W/ ARCHITECT FOR COLOR IF NECESSARYSITE:COPYRIGHTALL RIGHTS RESERVEDA2.023 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTLOWER FLOOR PLAN202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O NL O W E R L E V E L F L O O R P L A N16'2'0'8'4'16'2'0'8'4'L O W E R L E V E L D E C O N S T R U C T I O N P L A NREVISIONSREV DESCRIPTION DATEAttachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 18 of 28
DNDNDNDNDNDNDNSDCMREMOVE (E) PARTITIONSREMOVE (E) CABS, COUNTERTOP,+ SINKREMOVE(E) DOORREPLACE(E) DOORREMOVE (E) WINDOWREMOVE (E) WINDOWREMOVE (E) SINKSINKREF.RANGEREMOVE (E) MASONRYREMOVE (E) SHED FROM 2009REMOVE PORTION OF MANSONRY WALL FROM INSIDE F.O. WEST FRAME WALL OF ADDITION TO EAST F.O. FRAMING AT ADDITION HALLWAYCEILING / SOFFIT TO REMAINEXPOSE VOLUME OF ATTIC - SEE STRUCTURALREMOVE CEILING THIS PORTIN OF HOUSE TO CEILING TO REMAIN+/- 3'-9 1/2"+/- 11'-7"REMOVE WINDOW & PORTION OF (E) BRICK WALL @ (N) DOOR & WINDOW OPENING(E) STAIR TO REMAINSINKREF.RANGE2A3.32A3.4CLO118 SFB E D R M - 2WOOD117 SFB E D R M - 1WOODCLO62 SFM . B A T HTILE123 SFM . B E D R MWOOD42 SFW I CWOOD50 SFB A T H - 1TILE120 SFD I N I N GWOOD141 SFK I T C H E NWOOD146 SFL I V I N GWOOD147 SFO F F I C EWOOD3A3.310'-9 1/2"3'-1"10'-9 1/2"1'-2 1/2"29'-1"4'-0 1/2"BENCH W/ HOOKSBUFFETPANTRYPANTRYSTORAGEHOOKS2'-8"4'-0"SHELVESCL10'-11 3/4"23'-5"2'-0"24'-1" VIF3'-0"10'-0"(N) MED CABS. RECESSED INTO (E) BRICK5'-0"2'-0"PROPERTY LINEPROPERTY LINEPROPERTY LINE26'-0 1/2" VIF8'-3 1/2" VIF8'-1 3/4" VIF8'-1 1/4" VIF8'-5 1/2"4'-5"34'-4" VIF34'-4"CLCLCL4"12'-0" 12'-0" 4'-9"5'-8"12'-1"5'-8"1A3.3ALUMINUM GRATE W/ PNEUMATIC LIFT ASSIST (AS NEEDED) TYP. AT EAST WINDOW WELLS PER IRC 310.41A3.4$CL$CL1'-6"5'-9"8'-0"7'-10"6'-0"CLCLCLCL%%%%'$(CL2'-0 1/4" 2'-4 3/4"CL6'-5"7'-8"3'-5 1/2"CLCL10 1/4"HOSE BIBHOSE BIBLOC. (N) MECH MINI-SPLIT CONDENSORGAS METER100' - 0"T.O. (E) SUBFLOOR100' - 0"T.O. (N) PLYWD(E) WINDOW INFILLLINE OF ROOF ABV., TYP.LINE OF ROOF ABV, TYP.OPEN PERGOLA ABV.ATTIC ACCESS (E) TO REMAIN(E) STAIRS TO REMAIN16'-3" VIF49'-6"INSET @ (E) DOOR2470287028702870287024702470 PKT(2) 3070(2) 307037 SFH A L LWOOD40 SFD R E S S I N GWOOD13'-8"6'-4 1/2"9'-0 1/2"12'-1"10'-10 1/2"ALIGN2'-4 1/2" 3'-4 1/2"7'-6"10'-9 1/2"3'-4 1/2"10'-6"P O R C H49'-6"1'-4"7'-8"3'-9"9'-0"2'-1 1/2" 3'-4" 2'-2 1/2" 1'-4"3'-6 1/2"PROPERTY LINE(N) STL. COL.PER STRUCT7'-4 1/2"10"NICHE2'-6 1/2"&5'-1 3/4"6'-2 1/4"EXISTING WALL TO REMAINWALL TO BE REMOVEDOTHER ELEMENTS TO BE REMOVEDEXISTINGNEWKEY (E)(N)EXISTING WALL TO REMAINNEW WALLSNEW STRUCTURE ABOVE / BEHINDNEW STRUCTRE BELOW / BEYONDKEY EXISTINGNEWSMOKE DETECTOR PER IRC R314CARBON MONOXIDE / SMOKE DETECTOR PER IRC R315(E)(N)SITE:COPYRIGHTALL RIGHTS RESERVEDA2.123 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTMAIN FLOOR PLAN202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O N16'2'0'8'4'M A I N L E V E L D E C O N S T R U C T I O N P L A NM A I N L E V E L F L O O R P L A N16'2'0'8'4'(E) WINDOWS, TYP.REVISIONSREV DESCRIPTION DATEAttachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 19 of 28
ABCDEF2A3.32A3.43A3.35" / 12"5" / 12"6" / 12"6" / 12"6 1/2" / 12"6 1/2" / 12"6 1/2" / 12"6 1/2" / 12"6 1/2" / 12"1A3.3(E) PHOTOVOLTAIC & THERMAL HOT WATER SOLAR PANELS TO REMAIN1A3.41'-8"1'-4"1'-8"1'-4"1'-8"1'-8"1" / 12"1" / 12"5337.35340.35334.45333.65333.45333.45323.25323.15323.05323.35323.05323.05323.05322.35322.2532353238.2'6.1'14.0'14.0'SITE:COPYRIGHTALL RIGHTS RESERVEDA2.223 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTROOF PLN / SOLAR SHDW202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O NR O O F P L A N16'2'0'8'4'(E) ROOF(E) ROOF(E) ROOF(E) ROOF(N) ROOF(N) ROOF(N) ROOF(N) ROOF(N) ROOFS O L A R S H A D O W A N A L Y S I S16'2'0'8'4'REVISIONSREV DESCRIPTION DATEAttachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 20 of 28
MAIN LEVEL100'-0"2A3.41"/12"LOW POINT5321.54HEIGHT LIMIT5346.545325.84BUILDING HEIGHT20'-2"1A3.4$$))6'-4"6'-4"HEIGHT LIMIT25'-0"5322.312'-0"45.00°5323.012'-0"45.00°BULK PLANEBULK PLANEBULK PLANEELEV.BULK PLANE ELEV.PAINTED STUCCO, TYP.PAINTED CONC., TYP.COMPOSITE SHINGLES TO MATCH EXISTING, TYP.PAINTED WOOD OR COMPOSITE TRIM, TYP.WINDOW WELL BELOW GRADE(E) BRICK, TYP.PAINTED WOOD, TYP.PAINTED STUCCO, TYP.PAINTED CONC., TYP.MAIN LEVEL100'-0"2A3.33A3.35"/ 12"5"/ 12"1A3.3LOW POINT5321.54HEIGHT LIMIT5346.54PAINTED STUCCO, TYP.PAINTED WOOD ORCOMPOSITE TRIM, TYP.COMPOSITE SHINGLES TO MATCH EXISTING, TYP.PAINTED CONC., TYP.%%%%25'-0"GAS METERMECH EQUIP.COMPOSITE SHINGLE, TYP.PAINTED WOOD, TYP.(E) BRICK,TYP.PAINTED CONC, TYP.MAIN LEVEL100'-0"MAIN LEVEL100'-0"SITE:COPYRIGHTALL RIGHTS RESERVEDA3.123 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTEXTERIOR ELEVATIONS202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O N16'2'0'8'4'16'2'0'8'4'A3.1W E S T E L E V A T I O N - P R O P O S E D4A3.1N O R T H E L E V A T I O N - P R O P O S E D3A3.1W E S T E L E V A T I O N - E X I S T I N G2A3.1N O R T H E L E V A T I O N - E X I S T I N G116'2'0'8'4'16'2'0'8'4'REVISIONSREV DESCRIPTION DATE2 MINOR AMEND REV 11/23/20Attachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 21 of 28
MAIN LEVEL100'-0"2A3.41'-8"6"/12"6"/12"LOW POINT5321.54HEIGHT LIMIT5346.54PAINTED CONC., TYP.PAINTED STUCCO, TYP.PAINTED WOOD OR COMPOSITE TRIM, TYP.COMPOSITE SHINGLES TO MATCH EXISTING, TYP.1'-8"1A3.4$(1-+*SEE SECTION FOR SOUTH-FACING WINDOW .'1A3.46'-4"5'-0"7'-4"25'-0"MAIN LEVEL100'-0"2A3.31A3.3LOW POINT5321.54HEIGHT LIMIT5346.54-25'-0"PAINTED CONC. TYP.BRICK, TYP.PAINTED WOOD, TYP.COMPOSITE SHINGLESMAIN LEVEL100'-0"MAIN LEVEL100'-0"SITE:COPYRIGHTALL RIGHTS RESERVEDA3.223 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTEXTERIOR ELEVATIONS202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O N16'2'0'8'4'16'2'0'8'4'16'2'0'8'4'16'2'0'8'4'A3.2E A S T E L E V A T I O N - P R O P O S E D3A3.2S O U T H E L E V A T I O N - P R O P O S E D4A3.2E A S T E L E V A T I O N - E X I S T I N G1A3.2S O U T H E L E V A T I O N - E X I S T I N G2NEW WINDOWPAINTEDWOOD, TYP.PAINTEDSTUCCO, TYP.PAINTEDCONC., TYP.BRICK, TYP.REVISIONSREV DESCRIPTION DATEAttachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 22 of 28
COLOR KEYCOLOR 1: BENJAMIN MOORE 861 SHALECOLOR 2: BENJAMIN MOORE 2094-20 COPPER MINECOLOR 3: WHITESITE:COPYRIGHTALL RIGHTS RESERVEDA3.2a23 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTEXTERIOR COLORS202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O NEXISTING STUCCO, PAINT COLOR 1EXISTING WOOD RAFTERS, TYP., PAINT COLOR 3EXISTING BRICK TO REMAINCOMPOSITE ASPHALT SHINGLES TOMATCH EXISTING ROOF (WEATHERED WOOD OR SIM)STUCCO, COLOR 1PAINTED COMPOSITE TRIM TYP., COLOR 3PAINTED COMPOSITETRIM COLOR 3, TYP.STUCCO COLOR 1, TYP.PAINTED CONC. COLOR 2, TYP.PERSPECTIVE VIEW FROM NORTHWESTPERSPECTIVE VIEW FROM SOUTHWESTCOMPOSITE ASPHALT SHINGLES TOMATCH EXISTING ROOFWINDSOR PINNACLE CLAD WINDOWS, TYP.WINDSOR PINNACLE CLAD WINDOWS, TYP.PAINTED CONC. COLOR 2, TYP.STUCCO COLOR 1, TYP.REVISIONSREV DESCRIPTION DATEAttachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 23 of 28
MAIN LEVEL100'-0"LOWER LEVEL92'-1 3/4"2A3.41'-10 3/4"1'-3"1A3.4CUT BACK EAVE TO BRICK WALLB E D R M - 1M . B E D R ML I V I N GD I N I N GNEW LOWER LEVEL90'-10 3/4"2'-0"6"U N F I N I S H E D B A S E M E N TE X I S T I N G B A S E M E N T(N) 2x12 JOISTS SISTERED TO (E) RAFTERS @ (N) VAULTED CEILINGPERIMETER DRAIN, TYP.(VERIFY)OPEN PERGOLABEAM PER STRUCT.8'-6"10 1/4"8'-3"MAIN LEVEL100'-0"2A3.4M . B A T H8'-6"PE TRUSS9"EXPOSED RAFTERSNEW LOWER LEVEL90'-10 3/4"3'-0"108' - 0"T.O. PLATEMAIN LEVEL100'-0"LOWER LEVEL92'-1 3/4"2A3.41A3.4CUT BACK EAVE TO BRICK WALL111/4"2x12 JOISTS SISTERED ONTO (E) ROOF RAFTERS(N) BEAM DROPPED BELOW (E) RAFTERSNEW LOWER LEVEL90'-10 3/4"SEWER INVERT +/-5314.403'-0"3'-0"OPEN PERGOLABEAM PER STRUCT.(VERIFY)(VERIFY)U N F I N I S H E D B A S E M E N T(E) BRICK OPENING WHERE WINDOW REMOVEDSITE:COPYRIGHTALL RIGHTS RESERVEDA3.323 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTBUILDING SECTIONS202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O N16'2'0'8'4'16'2'0'8'4'A3.3S E C T I O N W E S T2A3.3M A I N B A T H S E C T I O N316'2'0'8'4'A3.3S E C T I O N E A S T1REVISIONSREV DESCRIPTION DATEAttachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 24 of 28
MAIN LEVEL100'-0"LOWER LEVEL92'-1 3/4"2A3.31A3.3LOW POINT5321.54L I V I N GO F F I C EFURR IN (N) FRAMING @ INSIDE OF GABLE AS NEEDED TO BE FLUSH W/ (E) WALL BELOW, TYP.(E) ROOF FRAMING TO REMAIN @ PORCH(N) 2x12 JOISTS SISTERED TO (E) RAFTERS @ (N) VAULTED CEILINGWOOD STAIREXISTING ROOF & RAFTERSNEW LOWER LEVEL90'-10 3/4"'3'-0"1'-11"EGRESS WINDOW BEYOND(VERIFY)3'-0"2'-6"ALUMINUM GRATE W/ PNEUMATIC LIFT ASSIST (AS NEEDED) TYP. AT EAST WINDOW WELLS PER IRC 310.4 (TYP. @ EAST EGRESS WELLS)STAIR IS < 30" FROM GRADE7 1/2"10 1/2"MAIN LEVEL100'-0"LOWER LEVEL92'-1 3/4"2A3.33A3.3BUILDING HEIGHT (25'-0" HEIGHT LIMIT)20'-2"CLEAR EGRESS3'-8"1A3.3LOW POINT5321.54M . B E D R MW I CM . B A T H8'-3"10 1/4"8'-6"PE TRUSSNEW LOWER LEVEL90'-10 3/4"SEWER INVERT +/-5314.403'-0"3'-0"PERIMETER DRAIN, TYP.(VERIFY)(VERIFY)7'-1"ALUMINUM GRATE W/ PNEUMATIC LIFT ASSIST (AS NEEDED) TYP. AT EAST WINDOW WELLS PER IRC 310.4 (TYP. @EAST EGRESS WELLS)108' - 6"T.O. PLATEPE TRUSSGIRDER TRUSSOVERFRAMELOWER LEVEL92'-1 3/4"3'-0" SILL4'-0 1/2" R.O.2'-6" 2'-6"5'-1" R.O.4'-0"7'-0 1/2" T.O. R.O.)*-(2)(1)(1)3'-6"2'-8" SILL3'-6 1/2" R.O.6'-2 1/2" T.O. R.O.3'-0"3'-1" R.O.3'-0 1/2" R.O.4'-11 1/2"3'-0"2'-11"3'-0" R.O.NEW LOWER LEVEL90'-10 3/4"1'-11"-(1)3'-0 1/2" R.O.3'-0"2'-11"3'-0" R.O.4'-0 3/4" SILL7'-1 1/4" T.O. R.O.5'-0"2'-8" SILL3'-6 1/2" R.O.2'-6" 2'-6"5'-1" R.O.3'-6"6'-2 1/2" T.O. R.O.+(1)5'-0"EGRESSEGRESSEGRESSMAIN LEVEL100'-0"2'-2 1/2" SILL4'-10 1/2" R.O.7'-1" T.O. R.O.4'-10"2'-6" 2'-6"5'-1" R.O.4'-0 1/2" SILL2'-4 1/2" R.O.6'-5" T.O. R.O.2'-4"1'-6"1'-7" R.O.$(3)%(4)7'-4" R.O.1'-8"8'-2 1/2" T.O. R.O.(1)3'-0 1/2" SILL4'-0 3/4" R.O.4'-0"3'-0"3'-1" R.O.7'-1 1/4" T.O. R.O.'(1)7'-0 1/2" R.O.1'-6"1'-7" R.O.7'-0"((1)1(1)7'-0 1/2" R.O.3'-1 1/2"7'-0"3'-2 1/2" R.O.TTEGRESS5'-0"5'-4"1'-11"1.ALL NEW WINDOW UNITS TO BE MARVIN ULTIMATE WOOD WINDOWS (NO EXTERIOR CLADDING).2.SEE PLANS & ELEVATIONS FOR LOCATIONS OF WINDOWS, MULLED WINDOW UNITS, AND EGRESS WINDOW LOCATIONS.3.SEE WINDOW SCHEDULE FOR UNIT FRAME DIMENSIONS & ROUGH OPENING DIMENSIONS. 4.MULLED WINDOW UNITS TO BE FACTORY-MULLED.5.WINDOWS TO BE MAX. U-0.30 AND SHGC 0.30 U.N.O. PER ERI REPORT.6.MANUFACTURER TO CALCULATE AND VERIFY THAT THEIR PRODUCTS MEET DESIGN PRESSURE REQUIREMENTS. SEE STRUCTURAL DRAWINGS FOR WIND LOAD DATA. 7.ALL WINDOWS TO HAVE MIN. VISIBLE TRANSMITTANCE (VT) OF 0.54 FOR GLAZING.8.T = TEMPERED OR SAFETY GLASS. CONTRACTOR TO VERIFY AND PROVIDE SAFETY GLASS AS REQUIRED BY CODES. 9.SEE EXTERIOR ELEVATIONS FOR OPERATION OF WINDOWS AND DOORS (HINGE LOCATION).10. SEE PLANS & ELEVATIONS FOR WINDOW LOCATIONS -PLEASE FIND NOTES DESCRIBING WINDOW ALIGNMENT AND PLACEMENT RELATIVE TO OTHER BUILDING ELEMENTS WHERE DIMENSIONS ARE NOT PROVIDED. CONTACT ARCHITECT WITH QUESTIONS OR CONFLICTS.11. ALL OPERABLE WINDOW UNITS TO BE PROVIDED WITH SCREENS & FOLDING OPERATING HARDWARE.12. WINDOW DIMENSIONS & R.O.'S MUST BE VERIFIED W/ FINAL WINDOW ORDER APPROVED BY ARCHITECT & OWNER PRIOR TO FRAMING.13. GAPS BETWEEN UNIT FRAMES AND ROUGH OPENINGS SHALL BE FOAMED & SEALED.14. PRODUCT SAMPLES USED FOR DETERMINING FENESTRATION PERFORMANCE SHALL BE PRODUCTION LINE UNITS OR REPRESENTATIVE OF UNITS PURCHASED BY THE CONSUMER OR CONTRACTOR.WINDOW & DOOR NOTESSITE:COPYRIGHTALL RIGHTS RESERVEDA3.423 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTBUILDING SECTIONS202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O N16'2'0'8'4'16'2'0'8'4'A3.4S E C T I O N N O R T H1A3.4S E C T I O N S O U T H216'2'0'8'4'16'2'0'8'4'16'2'0'8'4'A3.4L O W E R F L O O R W I N D O W & D O O R S C H E D U L E3A3.4M A I N F L O O R W I N D O W & D O O R S C H E D U L E4REVISIONSREV DESCRIPTION DATE2 MINOR AMEND REV 11/23/20Attachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 25 of 28
DNUTIL-TELE(E) FENCE, TYP.(E) PINE TREE TO REMAIN(E) TREE TO REMAIN(E) TREES TO REMAIN(E) FIR TO REMAIN(N) PERVIOUS PAVINGTR-1U P
U PFLAGSTONE PAVERS, TYP.(N) PRIVACY FENCE ALONG EAST PROPERTYAREAWAYAREAWAY W/ REMOVABLE MTL. GRATEROOF OVHG., TYP.(E) PORCHLOC. OF (N) GAS METERFLAGSTONE PAVERS, TYP.CV-1, TYP.RAISED VEGETABLE PLANTERFL-2, SH-2FL-3, FL-6FL-2, FL-1FL-3, FL-6FL-2, SH-2(N) PERVIOUS PAVINGPLANTER, TYP.FLAGSTONEPAVERS, TYP.CV-1, TYP.SH-3GR-1, TYP.CV-1, TYP. @ TREESPLANTER BOX W/ TRELLIS, TYP. OF (3)FL-2, SH-2FL-3, FL-1SH-1SH-1FL-2FL-7, SH-3(E) FENCEFL-2, FL-5, FL-2FL-2, FL-6FL-7, SH-3FL-5, TYP.FL-4, TYP.CV-2(E) PRIVIT HEDGEGR-1CV-3 (TYP. OF 3)TR-1SH-1FL-8FL-8SH-3SH-2SH-2FL-8DARK BARK MULCH, TYP.DARK BARK MULCH, TYP.(NOTE: EXISTING TREETO BE REMOVED)1.LANDSCAPING SCOPE: PROPOSED LANDSCAPE PLAN EXCEEDS THE PLANTING REQUIREMENTS OF THE UNDERLYING ZONING REQUIREMENTS FOR A REDEVELOPMENT VALUED AT MORE THAN 25%, BUT LESS THAN 50% OF THE VALUE OF THE EXISTING STRUCTURE (COMPLIANCE WITH THE STREET AND ALLEY TREE REQUIREMENTS AND THE TRASH AND PARKING SCREENING REQUIREMENTS). NEW LANDSCAPING OF THE FULL SITE SHALL MEET OR EXCEED THE REQUIREMENTS OF 9-9-12(d), INCLUDING THE ALL OF THE FOLLOWING REQUIREMENTS:2.LANDSCAPING SCHEDULE: A. NOTHING SHALL BE PLANTED BETWEEN OCTOBER 15 AND MARCH 1 WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY. STOCK, OTHER THAN CONTAINER-GROWN STOCK, SHALL NOT BE PLANTED BETWEEN JUNE 1 AND SEPTEMBER 1 WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY. BARE ROOT STOCK SHALL NOT BE PLANTED AFTER APRIL 30 OR IF PLANTS HAVE BEGUN TO LEAF OUT.B.NOTHING SHALL BE PLANTED DURING FREEZING OR EXCESSIVELY WINDY, HOT, OR WET WEATHER OR WHEN THE GROUND CONDITIONS CANNOT BE PROPERLY WORKED FOR DIGGING, MIXING, RAKING, OR GRADING.C.NOTHING SHALL BE PLANTED UNTIL THE ADJACENT SITE IMPROVEMENTS, PAVEMENTS, IRRIGATION INSTALLATION AND FINISH GRADING IS COMPLETED. THE CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM IN THE PRESENCE OF THE DIRECTOR. THE IRRIGATION SYSTEM SHALL BE IN APPROVED,OPERATING CONDITION PRIOR TO ANY PLANTING.3.SITE PREPARATION AND ALL PLANTING SHALL BE COMPLETED, AT A MINIMUM, IN ACCORDANCE WITH THE CITY OF BOULDER DESIGN AND CONSTRUCTION STANDARDS. SITE PREPARATION SHALL INCLUDE TILLING THE SOIL TO A MINIMUM DEPTH OF SIX INCHES BELOW THE FINISHED GRADE, TOGETHER WITH SOIL AMENDMENTS THAT ARE APPROPRIATE TO ENSURE THE HEALTH AND SUSTAINABILITY OF THE LANDSCAPING TO BE PLANTED.4.TURF GRASS SHALL BE LIMITED TO A MAXIMUM OF 25 PERCENT OF ALL LANDSCAPE AREAS ON THE SITE.5.ALL PLANTING BEDS AND A 3-FOOT DIAMETER RING AT THE BASE OF EACH TREE WITHIN SOD OR SEEDED AREAS SHALL BE MULCHED WITH ORGANIC MULCH AT LEAST 4” DEEP.6.GRAVEL, ROCK MULCH, OR CRUSHER FINES SHALL NOT BE USED UNDER TREES OR ANY PLANTING AREAS. ROCK OR GRAVEL MAY ONLY BE USED AS A SPECIFIC ORNAMENTAL FEATURE IN LIMITED AREAS (SUCH AS AT THE BOTTOM OF A DRAINAGE SWALE OR DRY RIVER BED) OR AS A PEDESTRIAN PATH OR PATIO.7.WEED BARRIER FABRIC SHALL NOT TO BE USED IN ANY PLANTING AREAS.8.ALL PLANTS SHALL BE GROUPED BY WATER NEEDS. A MINIMUM OF 75 PERCENT OF ALL LANDSCAPED AREAS (INCLUDING ANY TURF GRASS) MUST USE LOW TO MODERATE WATER DEMAND PLANTS. THE LANDSCAPE SHALL BE DESIGNED SO THAT, AT MATURITY, NOT MORE THAN 10 PERCENT OF THELANDSCAPED AREA IS EXPOSED MULCH.9.ALL LANDSCAPE AREAS SHALL BE WATERED BY AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION SYSTEM MUST BE ZONED TO DELIVER DIFFERENT APPROPRIATE AMOUNTS OF WATER TO DIFFERENT PLANT ZONES. THE SITE SHOULD BE IRRIGATED WITH DRIP IRRIGATION, BUBBLER, OR MICRO-SPRAYSYSTEMS. ALL TREES WILL BE ZONED SEPARATELY FROM TURF GRASS. ALL IRRIGATION ZONES SHALL USE A SMART SYSTEM THAT ADJUSTS FOR RAINFALL, SOIL MOISTURE, AND OTHER WEATHER FACTORS.10. PROTECTIVE MAINTENANCE: AN APPLICANT FOR CONSTRUCTION APPROVAL SHALL PROVIDE MAINTENANCE AND CARE FOR ALL EXISTING TREES REQUIRED TO BE PROTECTED IN THE PUBLIC RIGHT-OF-WAY ADJACENT TO ANY PROJECT OR CONSTRUCTION SITE DURING CONSTRUCTION ACTIVITIES AND THEPUBLIC IMPROVEMENT WARRANTY PERIOD TO ENSURE THAT EXISTING TREES SURVIVE AND ARE NOT DAMAGED. REFER TO CHAPTER 3 OF THE DESIGN AND CONSTRUCTION STANDARDS FOR ALL TREE PROTECTION REQUIREMENTS. (ONLY APPLICABLE TO EXISTING PUBLIC STREET TREES OR EXISTING PRIVATETREES THAT WILL MEET THE STREET TREE REQUIREMENTS OF SECTION 9-9-13 BRC 1981).11. ALL NEW TREES SHALL BE LOCATED A MINIMUM OF 10’ FROM ANY EXISTING WATER OR SEWER UTILITY LINES OR FROM LIGHT POLES OR OVERHEAD UTILITY POLES. ALL NEW UTILITY LINES SHALL BE LOCATED A MINIMUM OF 10’ FROM ANY EXISTING PUBLIC STREET TREELANDSCAPE NOTESSITE:COPYRIGHTALL RIGHTS RESERVEDL-123 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTLANDSCAPE PLAN202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O NL A N D S C A P E P L A N0' 4' 8'16'2REVISIONSREV DESCRIPTION DATE2 MINOR AMEND REV 11/23/20Attachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 26 of 28
SITE:COPYRIGHTALL RIGHTS RESERVEDL-223 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTLANDSCAPE PERSPECTIVES202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O NZONE 1 -VIEW FROM SOUTH WESTZONE 1 -VIEW FROM NORTH WESTZONE 2 -VIEW FROM NORTH WESTZONE 2 -VIEW FROM NORTHREVISIONSREV DESCRIPTION DATEAttachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 27 of 28
SITE:COPYRIGHTALL RIGHTS RESERVEDL-323 NOVEMBER 20202230 20TH STREETBOULDER, CO 80302MINOR AMENDMENTLANDSCAPE PERSPECTIVES202011/23/20202 2 3 0 2 0 T H S TR E M O D E L + A D D I T I O NZONE 3 -VIEW FROM NORTHZONE 3 -VIEW FROM SOUTHZONE 4 -VIEW FROM SOUTHZONE 5 -PLANTING STRIPREVISIONSREV DESCRIPTION DATE2 MINOR AMEND REV 11/23/20Attachment D - Applicant's Site and Architectural PlansAgenda Item 4A Page 28 of 28