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03.11.21 BOZA Packet 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.: BOZ2020-18 Address: 776 14th Street Applicant: Paul Summerside Setback, Bulk Plane & Solar Exception Variances: As part of a proposal to renovate and construct a rear addition to the existing historic and nonconforming single-family house, the applicant is requesting a variance to the setback, bulk plane and solar access requirements for a principal structure in the RL-1 zoning district. The resulting north interior side yard setback will be approximately 4.5 feet (taken from the upper story addition) where 5 feet is required and approximately 4.7 feet exists today (taken from the existing lower story). The resulting south interior side yard setback will be approximately 8.3 feet (taken from the replaced lower-level south wall) where 10.5 feet is required in order to meet the combined side yard setback and approximately 8.3 feet exists today from that location; the current southern setback for the entire house is approximately 7.6 feet. Next, the resulting bulk plane encroachment at the north side of the addition will project beyond the plane by approximately 12 feet where an approximate 12-foot projection exists with the home’s current roofline. And lastly, the applicant is requesting a solar access exception to the solar access Area 1 regulations due to the addition. The property to the north (792 14th Street) will be the only property affected by this request. Sections of the Land Use Code to be modified: Sections 9-7-1, 9-7-9 & 9-9-17, BRC 1981. B. Docket No.: BOZ2021-07 Address: 3325 Folsom Applicant: Dante & Ashley Ortiz and the Clarke Family Living Trust Setback Variance: As part of a proposal to construct a rear single-story addition onto the single-family home, the applicants are requesting a variance to the side (north) yard setback requirement for a principal structure in the RE zoning district. The resulting north setback will be approximately 10 feet where 15.8 feet is required and approximately 8.4 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 February 11, 2020 BOZA minutes are scheduled for approval. B. Matters from the Board C. Matters from the City Attorney D. Matters from Planning and Development Services 4. ADJOURNMENT For more information call Robbie Wyler (wylerr@bouldercolorado.gov), Brian Holmes (holmesb@bouldercolorado.gov) or Cindy Spence at 303-441-1880. 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, March 11, 2021 TIME: Meeting to begin at 5 p.m. PLACE: Virtual Meeting 03.11.2021 BOZA Packet Page 1 of 62 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. VIRTUAL MEETINGS For Virtual Meeting Guidelines, refer to https://bouldercolorado.gov/boards-commissions/board-of-zoning-adjustments- boza-agenda page for the approved Board of Zoning Adjustment Rules for Virtual Meetings. *The Chairperson, subject to the board approval, may place a reasonable time limitation on presentations. 03.11.2021 BOZA Packet Page 2 of 62 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 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 and materials 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 . Va lues (e.g.: Existing, Required and Proposed Setbacks for the Subject Setback Variance): *Total gross floor area existing:*Total gross floor area proposed: *Total gross 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: 776 14th St Boulder CO 80302 5 & 6 35 University Place 6,232-SF Residential, Single-Family 3,390 1,970 ±30.7' 4,033 (+643) 2,054 ±30.7' (no change) Paul Summerside 614 Randall Ave De Pere WI 54115 psummerside7@gmail.com 920 217 1371 Ely Merheb PO Box 3633 COBoulder 80307 ely@verso-arch.com 720 772 6892 03.11.2021 BOZA Packet Page 3 of 62 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) 03.11.2021 BOZA Packet Page 4 of 62 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 pertinent 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, building 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 application 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__________ 2021.02.22 2021.02.22 03.11.2021 BOZA Packet Page 5 of 62 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. 03.11.2021 BOZA Packet Page 6 of 62 03.11.2021 BOZA Packet Page 7 of 62 City of Boulder Map Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Intermap and the GIS user community, Esri Community Maps Contributors, UCB CAD/GIS Office, City of Boulder, Boulder County, 2/21/2021, 3:37:10 PM 0 0.06 0.110.03 mi 0 0.09 0.180.04 km 1:4,514 Author Copyright City of Boulder, Colorado 2021 03.11.2021 BOZA Packet Page 8 of 62 Date: February 22, 2021 Project: Summerside House #2102 776 14th St Boulder CO 80304 Re: BOZA 2020-00018 Letter of Authorization Dear Reviewers: I, Paul Summerside, am the owner of 776 14th Street in Boulder CO 80304 and consent to the following contacts applying for the BOZA and Administrative Variance required for the property on my behalf. Verso LLC Ely Merheb 720-772-6892 ely.merheb@verso-arch.com Cottonwood Custom Builders, Inc Jeff Hindman 303-819-7199 jah@cottonwoodcustombuilders.com Thank you, Paul Summerside 920 217 1371 psummerside7@gmail.com 614 Randall Ave Depere WI 54115 03.11.2021 BOZA Packet Page 9 of 62 City of Boulder Planning & Development Services Center Landmark Alteration Certificate HIS2020-00198 Historic Preservation Granted to The following alterations have been approved: JEFF ABRAMS, JKA Design LLC For the property at 776 14TH ST This 11th day of September, 2020. Construction of 673 sq. ft. rear addition an east (rear) elevation of 2,673 sq. ft. house, installation of new window wells and and re-grading of driveway from alley, new wood trellis on existing east deck, and installation of mini-split cooling system, all as detailed on landmark alteration certificate plans and specifications dated June 24th, 2020. (With exception of north and south basement windows, replacement/rehabilitation of windows on historic house not part of this approval). Issued By: Expires 180 days from date shown. Issuance of this certificate does not exempt the applicant from complying with all City codes, including land use and building codes. James Hewat, Senior Planner 03.11.2021 BOZA Packet Page 10 of 62 City of Boulder Planning & Development Services Center Landmark Alteration Certificate HIS2020-00198 Historic Preservation Granted to The following alterations have been approved: Jeff Hindman, Cottonwood Custom Builders, Inc For the property at 776 14TH ST This 11th day of September, 2020. Construction of 673 sq. ft. rear addition an east (rear) elevation of 2,673 sq. ft. house, installation of new window wells and and re-grading of driveway from alley, new wood trellis on existing east deck, and installation of mini-split cooling system, all as detailed on landmark alteration certificate plans and specifications dated June 24th, 2020. (With exception of north and south basement windows, replacement/rehabilitation of windows on historic house not part of this approval). Issued By: Expires 180 days from date shown. Issuance of this certificate does not exempt the applicant from complying with all City codes, including land use and building codes. James Hewat, Senior Planner 03.11.2021 BOZA Packet Page 11 of 62 MEMORANDUM TO: Board of Zoning Adjustment Brian Holmes, Zoning Administrator Robbie Wyler, Asst. Zoning Administrator FROM: James Hewat, Senior Historic Preservation Planner DATE: January 13th, 2021 RE: Support for requested variances at 776 14th Street, University Place Historic District. Property & University Place Historic District History Constructed in 1912 the side gabled roofed brick Bungalow at 776 14th Street is one of the earliest houses constructed in the University Place Historic District (designated in 2005) It features a front, shed roofed dormer with four, nine-light windows, wide overhanging eaves, exposed rafters and triangular knee braces. The upper-story gable ends are stuccoed and have wood belt between stucco and the brick portions of walls. A full-width shed-roof porch with solid brick porch walls, stone trim is supported by brick pillar supports and tapered wooden supports. The house features six–over-one double-hung windows with stone sills. Above ground bay with shed roof with overhanging eaves, exposed rafters, stucco and wood trim is on south. In 1913, this was the residence of building contractor Alonzo L. and his wife Janet Denhem. 776 14th Street c. 1949 (Carnegie Library for Local History) 776 14th Street, 2019 03.11.2021 BOZA Packet Page 12 of 62 The University Place Historic District embraces an area from Sixth through Eighteenth Streets and from College Avenue to Baseline Road (excluding a triangular area which would later become University Park Addition), was laid out and subdivided, and platted in 1890 by the Denver and Boulder Land and Investment Company. The opening of the streetcar line and growth of the University of Colorado in 1899 that ushered in the long hoped for real estate boom in the University Place addition. The route from the Depot at 14th Street and Water Street (now Canyon) traveled on Walnut to Broadway, up 13th Street to College Avenue, and then up 9th Street to Baseline Road and onto the Chautauqua grounds. The return route went down 10th Street to Aurora, to 14th Street and then to Broadway to Walnut and back to the Depot. 9th and 14th Streets are wider than other thoroughfares in the area, indicating that they were planned as the major north-south arterials in the neighborhood. By 1910s, steady growth was underway in the neighborhood with the construction of the first houses on the 700 & 800 of 14th Street. 1890 Plat of the University Place Addition (Historic District boundaries added) Figure 4: 1919 Advertisement of the University Place Addition, the houses in the photo are 776 and 792 14th Street. 03.11.2021 BOZA Packet Page 13 of 62 The Landmarks Design Review Committee’s (Ldrc) Support of Requested Variances On September 11th, 2020, the Ldrc approved a Landmark Alteration Certificate for the construction of 673 sq. ft. rear addition at the east (rear) elevation of the contributing house at 776 14th Street in the University Place Historic District. In its review, the board considered that the location receding mass, scale and height of the proposed additions were clearly subordinate to and compatible with the design and configuration of the 1912 Bungalow house and consistent with the General Design Guidelines for Boulder’s Landmarks and Historic Districts and the University Place Historic District Design Guidelines. The applicant subsequently revealed that there were several non-standard conditions that would require variances and requested the Ldrc support of them. On January 6th, 2021, the Ldrc reviewed the requested variances to the rear (north) yard setback, bulk plane and solar shadow. Pursuant to 9.2.3(h)(4) Designated Historic Property, of the Boulder Revised Code, in their review the Ldrc found that construction of an addition in a by-right location would likely have an adverse effect on the historic character of the landmark property in that it would result in the removal of all the character defining rear dormer and result in an awkwardly configured building. For these reasons, the Landmark design review committee supports the requested variances. Please feel free to contact me at 303.441.3207 if you have questions or need more information. 03.11.2021 BOZA Packet Page 14 of 62 verso-arch.com | 720 772 6892 | Boulder CO 1 | 4 Date: February 22, 2021 Project: Summerside House #2102 776 14th St Boulder CO 80302 Re: BOZA 2020-00018 S9-9-17(f) Solar Access Exception The Applicant is requesting a Solar Access Exception per S9-9-17(f) of the Boulder Municipal Code. The proposed modifications only affect the property to the north, at 792 14th Street, and stay within the existing northern limits of the current shadow projection. Reference the Solar Access Diagram illustrating the actual and adjusted shadow methods for the existing and the proposed. This 1912 bungalow is a contributing building to the University Place Historic District and a Designated Historic Property complying with Variance Criteria 9-2-3(h)(4). The proposed improvements and addition align with existing conditions, hardships that were not created by the applicant as the structure predates most current zoning regulations. The proposed plans are per the Design Guidelines for Historic Districts which recommend additions be limited to the rear, to be subordinate, and to be proportional in terms of size, scale and style. Therefore, the proposed only affects the rear or eastern side of the building by infilling under existing at the southeastern end and adding to the northeast. The northeastern location for the addition is also the least impactful and most economical in terms of sitework as it preserves the current location of the curb cut, entry gate, driveway and carport at the southern end, and the cluster of trees to the north. Reference photographs provided. The proposed has received a Landmark Alteration Certificate (LAC) and the Landmarks Design Review Committee expressed support in a memorandum issued January 13, 2021 stating: In its review, the board considered that the location receding mass, scale and height of the proposed additions were clearly subordinate to and compatible with the design and configuration of the 1912 Bungalow house and consistent with the General Design Guidelines for Boulder’s Landmarks and Historic Districts and the University Place Historic District Design Guidelines…Pursuant to 9.2.3(h)(4) Designated Historic Property, of the Boulder Revised Code, in their review the Ldrc found that construction of an addition in a by-right location would likely have an adverse effect on the historic character of the landmark property in that it would result in the removal of all the character defining rear dormer and result in an awkwardly configured building. For these reasons, the Landmark design review committee supports the requested variances. Furthermore, the proposed meets the approval requirements per S9-2-3(h)(5): (A) The variance will not alter the essential character of the neighborhood. As stated in the Landmarks Memorandum, the proposed is compatible and subordinate to the house and complies with the Design Guidelines for Historic Districts. (B) The proposed will not impair the reasonable use, enjoyment or development of adjacent properties, as it is in keeping with existing conditions and both neighbors have provided letters of authorization. Reference the Solar Access Diagram illustrating the minor increase proposed. (C) The proposed is the minimum variance that would afford relief and is the least modification of the applicable provisions of this title as it aligns with existing conditions and only minimally increases those encroachments while complying with the Design Guidelines for Historic Districts. (D) See below for the request of a Solar Access exception, reference the Solar Access Diagram and Letter of Authorization by the affected neighbor at 792 14th Street stating that it “would have no impact on our ability to add future solar panels…”. The applicant is requesting a Solar Access exception that complies with the following Review Criteria per S9-9-17(f)(6): (A) Because of basic solar access protection requirements and the land use regulations: (ii) The part of the adjoining lot or lots that the proposed structure would shade is inherently unsuitable as a site for a solar energy system. The house at 792 14th Street is approximately 50.0’ away and that is the location of a side yard with a cluster of mature trees that make that portion of the lot inherently unsuitable as a site for solar energy. verso llc 03.11.2021 BOZA Packet Page 15 of 62 verso-arch.com | 720 772 6892 | Boulder CO 2 | 4 Aerial view West Street Façade showing existing trees (iii) Any shading would not significantly reduce the solar potential of the protected lot The shadow currently projected by the subject home is on a portion of the neighboring lot that is already shaded by mature trees. Even with the minor increases due to the proposed addition, the installation of a future roof solar system will not be affected. Shadows were documented on the winter solstice (12.21.2020) and it was observed that due to the approximately 50.0’ separation between the buildings, the subject property does not cast a shadow on the neighboring building, only the existing trees on the adjacent lot. Shadows at 10am, 12.21.2020 Shadows at 2pm, 12.21.2020 (iv) Such situations have not been created by the applicant The structure predates the current Solar Access provision; therefore, it is a situation that was not created by the applicant. (B) The exception requested was designed to comply with the Design Guidelines for Historic Districts and also to minimize expenses due to structural complications and invasive site work. The northeastern location of the addition preserves the current location of the alley curb cut, entry gate, driveway and carport at the southern end of the lot, and the cluster of trees to the north. (C) The exception requested does not interfere with the neighbor to the south. It only minimally increases the existing shadow encroachments to the northern neighbor at 792 14th Street. (D) The roof design is compatible with the character of the historic district, complies with the Design Guidelines for Historic Districts and a Landmark Alteration Certificate (LAC) has been approved. As discussed, the location is the least invasive to the site and the structure, and the height is determined by keeping within the existing roof ridge and creating a bedroom that complies with IRC ceiling height and area requirements. (E) The existing roof already projects a shadow onto the neighboring property, so there is no feasible way to correct the existing encroachment or to add onto to the house without increasing it. The proposed was designed to minimize the encroachment increase while meeting IRC ceiling height and area requirements for a bedroom and complying with the Design Guidelines for Historic Districts, which is why an LAC was granted. 792 776 CASCADE AVE 14TH ST 792 03.11.2021 BOZA Packet Page 16 of 62 verso-arch.com | 720 772 6892 | Boulder CO 3 | 4 (F) A PV system is not currently being proposed. (G) There is no existing solar system at the neighboring property and the proposed increase will not cast shade onto the roof, therefore allowing for future installation of such system. The current and minor shadow increase only shade the southern portion of the lot, which is already shaded by a cluster of mature trees. The neighbors at 792 14th Street have reviewed the Solar Access Diagram and provided a Letter of Authorization. (H) The exception would not significantly increase the already existing insubstantial breach of solar access to the northern neighboring property. Reference the Solar Access Diagram. (I) The applicant believes that, to the best of our knowledge, all requirements for issuing the requested exception have been addressed. Photos of 776 14th Street (Yellow outlines represent location of improvements or additions) West / Front and Main Façade South Façade North Façade The front façade is mostly in its original condition & will be preserved. The proposed only affects the rear of the house. East / Rear Elevation. The rear façade is the most altered and the preferred location for additions per the Design Guidelines. The proposed additions will align with the north face and infill under existing elements to the south to maximize compatibility with the historic structure and preserve structural bearing wall alignments. East Elevation from alley. Placing the addition at the northern end is also the least invasive and most economical in terms of sitework. It preserves the alley configuration, by keeping the existing curb cut and location of entry gate. It also maintains the current location of the driveway and carport, which preserves the existing trees north of the driveway. 03.11.2021 BOZA Packet Page 17 of 62 verso-arch.com | 720 772 6892 | Boulder CO 4 | 4 03.11.2021 BOZA Packet Page 18 of 62 verso-arch.com | 720 772 6892 | Boulder CO 1 | 4 Date: February 22, 2021 Project: Summerside House #2102 776 14th St Boulder CO 80302 Re: BOZA 2020-00018 S9-2-3(c) Setback Administrative Variance The Applicant is seeking an Administrative Variance to the side yard minimum 5ft setback and the aggregate 15ft setback code requirements. The Variance request is less than the 20% allowed for Administrative Approval and aligns with the intent of Section 9-7-2(b)(6) allowing Existing Nonstandard Side Yard Setbacks for Existing Single-Family Detached Dwelling Units. The proposed setbacks are as follows: Northern Side Yard Setback: Requesting alignment with existing exterior walls resulting in a 4.5’ setback where 5.0’ is required, a 10% exception. Aligning the proposed addition with the existing northern wall is most compatible with the current massing of the historic structure and preserves the bearing wall structural alignment. Southern Side Yard Setback: Requesting alignment with existing exterior walls resulting in an 8.3’ setback where 10.0’ is required, a 17% exception. We are proposing rebuilding the non-original portions of southeastern exterior walls to meet current energy and structural building standards. The new wall would align with the interior face of the original brick wall in order to keep continuity of the bearing wall structural alignments and in keeping with the historic massing. The existing deck will be replaced with one meeting the required 10.0’, instead of keeping the current non-compliant 3.7’ setback. Aggregate Side Yard Setback: Requesting 12.8’ where 15.0’ is the minimum, a 15% exception. This 1912 bungalow is a contributing building to the University Place Historic District and a Designated Historic Property complying with Variance Criteria 9-2-3(h)(4). The proposed improvements and addition align with existing conditions, hardships that were not created by the applicant as the structure predates most current zoning regulations. The proposed plans are per the Design Guidelines for Historic Districts which recommend additions be limited to the rear, to be subordinate, and to be proportional in terms of size, scale and style. Therefore, the proposed only affects the rear or eastern side of the building by infilling under existing at the southeastern end and adding to the northeast. The northeastern location for the addition is also the least impactful and most economical in terms of sitework as it preserves the current location of the curb cut, entry gate, driveway and carport at the southern end, and the cluster of trees to the north. Reference photographs provided. The proposed has received a Landmark Alteration Certificate (LAC) and the Landmarks Design Review Committee expressed support in a memorandum issued January 13, 2021 stating: In its review, the board considered that the location receding mass, scale and height of the proposed additions were clearly subordinate to and compatible with the design and configuration of the 1912 Bungalow house and consistent with the General Design Guidelines for Boulder’s Landmarks and Historic Districts and the University Place Historic District Design Guidelines…Pursuant to 9.2.3(h)(4) Designated Historic Property, of the Boulder Revised Code, in their review the Ldrc found that construction of an addition in a by-right location would likely have an adverse effect on the historic character of the landmark property in that it would result in the removal of all the character defining rear dormer and result in an awkwardly configured building. For these reasons, the Landmark design review committee supports the requested variances. Furthermore, the proposed meets the approval requirements per S9-2-3(h)(5): (A) The variance will not alter the essential character of the neighborhood. As stated in the Landmarks Memorandum, the proposed is compatible and subordinate to the house and complies with the design guidelines for historic districts. (B) The proposed will not impair the reasonable use, enjoyment or development of adjacent properties, as it is in keeping with existing conditions and both neighbors have provided letters of authorization. (C) The proposed is the minimum variance that would afford relief and is the least modification of the applicable provisions of this title as it aligns and stays within the existing setbacks conditions as allowed per the S9-7-2(b)(6) exception for existing buildings, and is in keeping with the historic character and form of the building. (D) The proposed will not significantly increase the existing encroachment to the Solar Access per Section 9-9-17 of the adjacent 792 14th Street. The neighbor has reviewed the proposed plans and solar access diagrams, and provided a letter of authorization. Please reference the Solar Access Diagram and BOZA Variance Written Statement for more information. verso llc 03.11.2021 BOZA Packet Page 19 of 62 verso-arch.com | 720 772 6892 | Boulder CO 2 | 4 Photos of 776 14th Street (Yellow outlines represent location of improvements or additions) West / Front and Main Façade South Façade North Façade The front façade is mostly in its original condition and will be preserved. The proposed improvements are at the rear eastern elevation, only affecting the back portion of the north and south elevations. East / Rear Elevation. The rear façade is the most altered and the preferred location for additions per the Design Guidelines. The proposed additions will align with the north face and infill under existing elements to the south to maximize compatibility with the historic structure and preserve structural bearing wall alignments. East Elevation from alley. Placing the addition at the northern end is also the least invasive and most economical in terms of sitework. It preserves the alley configuration, by keeping the existing curb cut and location of entry gate. It also maintains the current location of the driveway and carport, which preserves the existing trees north of the driveway. 03.11.2021 BOZA Packet Page 20 of 62 verso-arch.com | 720 772 6892 | Boulder CO 3 | 4 03.11.2021 BOZA Packet Page 21 of 62 verso-arch.com | 720 772 6892 | Boulder CO 4 | 4 03.11.2021 BOZA Packet Page 22 of 62 03.11.2021 BOZA Packet Page 23 of 62 03.11.2021 BOZA Packet Page 24 of 62 03.11.2021 BOZA Packet Page 25 of 62 03.11.2021 BOZA Packet Page 26 of 62 verso-arch.com | 720 772 6892 | Boulder CO 1 | 4 Date: February 22, 2021 Project: Summerside House #2102 776 14th St Boulder CO 80302 Re: BOZA 2020-00018 S9-7-9 & 10 Side Yard Bulk Plane & Wall Articulation Variance The Applicant is requesting a BOZA Variance per S9-2-3(d)(4) to the Side Yard Bulk Plane and Side Yard Wall Articulation requirements under sections 9-7-9 and 10 of the Boulder Municipal Code. The proposed modifications using the Grade Level Point Method per S9-7-9(c)(1) are as follows: Northern Side Yard Bulk Plane: Requesting matching the existing 12.0’W x 12.0’H encroachment for the proposed additions. The existing as well as the new encroachment is split between levels, the main level minimally encroaches 2.3’W x 2.3’H and the upper level 12.0’W x 9.7’H. Northern Side Yard Wall Articulation: Requesting a new wall articulation height of 18.3’ where 14.0’ is the maximum, an increase of 4.3’. This complies with exception S9-7-10(d)(1), as Landmark Alteration Certificate has been granted. Southern Side Yard Bulk Plane: The current encroachment will remain the same and is unaffected by the proposed. This 1912 bungalow is a contributing building to the University Place Historic District and a Designated Historic Property complying with Variance Criteria 9-2-3(h)(4). The proposed improvements and addition align with existing conditions, hardships that were not created by the applicant as the structure predates most current zoning regulations. The proposed plans are per the Design Guidelines for Historic Districts which recommend additions be limited to the rear, to be subordinate, and to be proportional in terms of size, scale and style. Therefore, the proposed only affects the rear or eastern side of the building by infilling under existing at the southeastern end and adding to the northeast. The northeastern location for the addition is also the least impactful and most economical in terms of sitework as it preserves the current location of the curb cut, entry gate, driveway and carport at the southern end, and the cluster of trees to the north. Reference photographs provided. The proposed has received a Landmark Alteration Certificate (LAC) and the Landmarks Design Review Committee expressed support in a memorandum issued January 13, 2021 stating: In its review, the board considered that the location receding mass, scale and height of the proposed additions were clearly subordinate to and compatible with the design and configuration of the 1912 Bungalow house and consistent with the General Design Guidelines for Boulder’s Landmarks and Historic Districts and the University Place Historic District Design Guidelines…Pursuant to 9.2.3(h)(4) Designated Historic Property, of the Boulder Revised Code, in their review the Ldrc found that construction of an addition in a by-right location would likely have an adverse effect on the historic character of the landmark property in that it would result in the removal of all the character defining rear dormer and result in an awkwardly configured building. For these reasons, the Landmark design review committee supports the requested variances. Furthermore, the proposed meets the approval requirements per S9-2-3(h)(5): (A) The variance will not alter the essential character of the neighborhood. As stated in the Landmarks Memorandum, the proposed is compatible and subordinate to the house and complies with the Design Guidelines for Historic Districts. (B) The proposed will not impair the reasonable use, enjoyment or development of adjacent properties, as it is in keeping with existing conditions and both neighbors have provided letters of authorization. (C) The proposed is the minimum variance that would afford relief and is the least modification of the applicable provisions of this title as it aligns and stays within the existing side yard setbacks and bulk plane conditions and is in keeping with the historic character and form of the building. Keeping the alignments causes minimally exceeding the Side Yard Wall Articulation, but complies with exception S9-7-10(d)(1) as a Landmark Alteration Certificate has been granted. (D) The proposed will not significantly increase the existing encroachment to the Solar Access per Section 9-9-17 of the adjacent 792 14th Street. The neighbor has reviewed the proposed plans and solar access diagrams, and provided a letter of authorization. Please reference the Solar Access Diagram and BOZA Variance Written Statement for more information. verso llc 03.11.2021 BOZA Packet Page 27 of 62 verso-arch.com | 720 772 6892 | Boulder CO 2 | 4 Photos of 776 14th Street (Yellow outlines represent location of improvements or additions) West / Front and Main Façade South Façade North Façade The front façade is mostly in its original condition and will be preserved. The proposed improvements are at the rear eastern elevation, only affecting the back portion of the north and south elevations. East / Rear Elevation. The rear façade is the most altered and the preferred location for additions per the Design Guidelines. The proposed additions will align with the north face and infill under existing elements to the south to maximize compatibility with the historic structure and preserve structural bearing wall alignments. East Elevation from alley. Placing the addition at the northern end is also the least invasive and most economical in terms of sitework. It preserves the alley configuration, by keeping the existing curb cut and location of entry gate. It also maintains the current location of the driveway and carport, which preserves the existing trees north of the driveway. 03.11.2021 BOZA Packet Page 28 of 62 verso-arch.com | 720 772 6892 | Boulder CO 3 | 4 03.11.2021 BOZA Packet Page 29 of 62 verso-arch.com | 720 772 6892 | Boulder CO 4 | 4 03.11.2021 BOZA Packet Page 30 of 62 )6)6)6)5)6)55537.05537.0ABCDFEG5524.45524.05522.25522.05521.75547.25521.15520.75549.25541.05520.55519.85518.65522.8H5521.45539.0I5518.35519.15518.25517.85521.95549.25524.05537.75520.25539.0K5539.05547.2J10AM ADJUSTED10AM ACTUAL2PM ADJUSTED2PM ACTUALBLUE DASH = 32.0 , TYPINCREASE = 694SFINCREASE = 480SFDECREASE = 28SFDECREASE = 32SFPROPERTY LINE(E) SHOWN IN GRAY W/ SOLID GRAY HATCH(N) SHOWN IN BLUE W/ DIAGONAL HATCH(N) ENCROACHMENTS REMAIN WITHIN THE LIMITS OF THE (E)ACTUAL SHADOW INCREASE = 666SFADJUSTED SHADOW INCREASE = 448SF5536.25537.05537.05545.3ABCDFEG5524.45524.05524.05522.25522.05521.55520.95521.15518.85520.65548.25521.95517.5H5537.75549.25538.25536.25541.9IJ5524.5K10AM ADJUSTED10AM ACTUAL2PM ADJUSTED2PM ACTUALBLUE DASH = 32.0 , TYPIssue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:21:01A8SOLAR ACCESS DIAGRAMSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/8" = 1'-0"[A8]01SOLAR DIAGRAM - (N)1/8" = 1'-0"[A8]09SOLAR DIAGRAM - OVERLAY (E) & (N)1/8" = 1'-0"[A8]03SOLAR DIAGRAM - (E)Date Revision HistoryRevADJUSTED SOLAR ACCESS CALCULATIONSNOTE: ACTUAL SHADOWS REPRESENTED BY BLUE DASH LINE EQUALING 32.003.11.2021 BOZA Packet Page 31 of 62 14TH STREET (80' R.O.W.) (P) LOT 5 (P) LOT 6 (P) LOT 4 (P)LOT 43(P)LOT 42(P)LOT 41(P)BRICK WALL ROCK WALL BRICK WALL BRICK WALL CONC. DRIVEPILE OF ROCKS 15' ALLEY (P) GATE GATE )6)6)6=3-3)6)6 55255525 5525 5520 9m +°°)°64m =°°)°614TH STREET (80' R.O.W.) (P) LOT 5 (P) LOT 6 (P) LOT 4 (P)LOT 43(P)LOT 42(P)LOT 41(P)BRICK WALL ROCK WALL BRICK WALL BRICK WALL COLUMN (TYP) CONC. DRIVE COVERED PORCH UPPER LEVEL WOOD DECK OVER CARPORT PILE OF ROCKS OVERHANG15' ALLEY (P) OVERHANG OVERHANGGATE GATE )6)6)6+6=3-3)6)5 )6CHIMNEYCHIMNEY(N) STBK 4.5 (N) SETBACK 8.3(E) TO BE REBUILT8.7ADDITION 16.7(E) TO BE REBUILT20.2ADDITION14.6(E) SETBACK7.6ALIGN INTERIOR FACEREQ10.0REQ5.0REQ SETBACK25.0REQ SETBACK25.0(E) SETBACK28.9(E) STBK4.3(N) UPPER LEVEL(N) LOWER & MAIN LEVELALIGN EXTERIOR FACEADDITION5.9(E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTESCHIMNEYCHIMNEYSTBK MOD4.7REQ SETBACK25.0REQ STBK5.0REQ SETBACK25.0REQ STBK10.0(E) LOWER LEVEL(E) UPPER LEVEL(E) MAIN LEVELSTBK MOD3.7STBK MOD8.3(E) STBK7.6(E) STBK4.3(E) STBK28.9Issue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:36A0SITE INFORMATIONSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/8" = 1'-0"[A0]01SITE PLAN (N)1/8" = 1'-0"[A0]09SITE PLAN (E)FLOOR AREA SUMMARY (E)/LEVEL (E)/BRC (N) AREA (N)/LEVEL (N)/BRCGARDEN 1404 877 355 1759 1231MAIN 1286 182 1468 1468UPPER 700 552 106 806 646TOTALS 3,390 2,715 4,033 3,345 SF (OK)[MAXIMUM FLOOR AREA: 6232 x 0.2 + 2100 = 3,346 SF MAX]BUILDING COVERAGE (E) (N)BUILDING 1286 1468DECK 684 586TOTALS 1,970 2,054 SF (OK)[(6232 x 0.2) + 1050 = 2,296 SF MAX]LEGAL DESCRIPTION: LOTS 5 AND 6 BLOCK 35 UNIVERSITY PLACEHISTORIC DISTRICT: UNIVERSITY PLACE SETBACKS (9-7-1, TABLE 7-1)REQ (E) (N)FRONTYARD 25' COMPLIANT NO CHANGESIDEYARD 5' 4.3' + 7.6' NO CHANGESIDEYARD COMBINED 15' 11.9' NO CHANGEREAR YARD 25' COMPLIANT NO CHANGEHEIGHT 35' COMPLIANT NO CHANGEDate Revision HistoryRevSITE: 776 14TH ST14TH STBROADWAYBASELINE03.11.2021 BOZA Packet Page 32 of 62 UPUPUPA609A611A603A601BEDRMMECHBEDRMSTORAGEFITNESS RMMUD RMSAUNAFAMILY RMBATHCLCLREINFORCED WALLEXISTING29.3ADDITION14.6ADDITION (355SF)(E) TO BE REBUILT6.8INFILL UNDER (E)13.3ADDITION16.7ADDITION5.9(E) TO BE REBUILT8.7DECK ABOVEHALL(E) STONE(E) STONE(E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTESSTORAGEBEDRMBEDRMMECHLAUNDRYSAUNAOFFICEBATHRMHALLIssue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:37A1LEVEL 00 PLANSSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/4" = 1'-0"[A1]01LEVEL 00 - NEW1/4" = 1'-0"[A1]09LEVEL 01 - EXISTINGDate Revision HistoryRev03.11.2021 BOZA Packet Page 33 of 62 UPUP5()UP)5=UPA609A611A603A601HALLGREAT RMSTUDY/BEDRMBATHRMKITCHENPOWDERDININGLIVING RMDECK / CAR PORT BELOWPORCHADDITION14.6ADDITION (182SF)± 8.7 (E) TO BE REBUILT(E) TO BE REBUILT20.2ADDITION16.7CLCL(E) WINDOWS TO BE PRESERVED(E) WINDOWS TO BE PRESERVEDOVENALIGN INTERIOR FACE(E)8.7ADDITION5.9ALIGN EXTERIOR FACE(E) BRICK(E) BRICK(E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTESDECKDECK / CAR PORT BELOWPORCHDININGBEDRMLIVING RMFAMILY RMKITCHENBATHRMIssue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:39A2LEVEL 01 PLANSSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/4" = 1'-0"[A2]01LEVEL 01 - NEW1/4" = 1'-0"[A2]09LEVEL 01 - DEMODate Revision HistoryRev03.11.2021 BOZA Packet Page 34 of 62 DNA609A611A603A601LOFTBEDRM SUITEBATHRM SUITEBEDRMCLOSET(E) WINDOWS TO BE PRESERVEDADDITION (91SF)(E)± 20.4ADDITION5.6ADDITION16.7ROOF BELOW(E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTESROOF BELOWSTORAGEBEDRM SUITEOFFICEBATHRMSUITECLOSETIssue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:39A3LEVEL 02 PLANSSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/4" = 1'-0"[A3]01LEVEL 02 - NEW1/4" = 1'-0"[A3]09LEVEL 02 PLAN - DEMODate Revision HistoryRev03.11.2021 BOZA Packet Page 35 of 62 3" / 12"2 1/2" / 12"2" / 12"2 1/2" / 12"2 1/2" / 12"2 1/2" / 12"2" / 12"3" / 12"EXTERIOR WALLS BELOWCHIMNEYCHIMNEY8" / 12"8" / 12"(E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTES3" / 12"3" / 12"3" / 12"3 7/8" / 12"EXTERIOR WALLS BELOWCHIMNEYCHIMNEY8" / 12"8" / 12"Issue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:40A4ROOF PLANSSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/4" = 1'-0"[A4]01ROOF PLAN - NEW1/4" = 1'-0"[A4]09ROOF PLAN - DEMODate Revision HistoryRev03.11.2021 BOZA Packet Page 36 of 62 L00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.55538.25537.75536.2L00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5L00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5MIN STBK10.0MIN STBK5.0(E) STBK 4.3(E) STBK 7.6L00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5MIN STBK10.0MIN STBK5.0(E) STBK 4.3(E) STBK 7.6STBK MOD 8.3STBK MOD 4.75538.25549.25536.25545.35548.25541.95549.3(E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTESIssue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:42A5EXTERIOR ELEVATIONS -EXISTINGSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/4" = 1'-0"[A5]13NORTH ELEVATION - DEMO1/4" = 1'-0"[A5]03SOUT ELEVATION - DEMO1/4" = 1'-0"[A5]01WEST ELEVATION - DEMO1/4" = 1'-0"[A5]09EAST ELEVATION - DEMODate Revision HistoryRev03.11.2021 BOZA Packet Page 37 of 62 (E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTESL00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5L00 -GARDEN (N)5519.9(N) @ MAIN & GARDEN5.9REBUILT @ MAIN & GARDEN8.7(E) UPPER22.5(N) @ UPPER5.6(E) @ MAIN & GARDEN29.3L00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5L00 -GARDEN (N)5519.94.3 (E) STBKPROPERTY LINEPROPERTY LINE(E) GRADE5549.35547.25539.05541.05522.45519.9(E) GRADE5.0 MIN STBK10.0' MIN STBK5549.27.6 (E) STBKPROPOSED STBK 4.5 PROPOSED STBK 8.35539.0L00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5L00 -GARDEN (N)5519.910.0 MIN STBK5.0 MIN STBK5537.0L00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5L00 -GARDEN (N)5519.9(E) UPPER22.5(N) @ UPPER5.614.6 (N) @ MAIN & GARDEN29.3 (E) MAIN & GARDENIssue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:45A6EXTERIOR ELEVATIONS -NEWSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/4" = 1'-0"[A6]03SOUTH ELEVATION - NEW1/4" = 1'-0"[A6]09EAST ELEVATION - NEW1/4" = 1'-0"[A6]01WEST ELEVATION - NEW1/4" = 1'-0"[A6]11NORTH ELEVATION - NEWDate Revision HistoryRev03.11.2021 BOZA Packet Page 38 of 62 )6)6(E) EXISTING(N) NEW - PROPOSED CONSTRUCTION (E) TO BE DEMOLISHED (E) TO REMAIN PROPOSED (N) CONSTRUCTION1. GC TO VERIFY EXISTING CONDITIONS & DIMENSIONS, AS WELL AS (N) MATERIAL & PRODUCT QUANTITIES.2. MEASUREMENTS BASED ON 2020.06.01 SURVEY. ELEVATIONS BASED ON 3D TOPO CREATED FROM THE SAME DATA.3. (N) EXTERIOR MATERIALS & TRIM DETAILS TO MATCH (E) & PER LDRC GENERAL DESIGN GUIDELINES & APPROVALS.GENERAL NOTESL00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5PROPERTY LINEEXTERIOR WALLALLOWED GABLE8.0ALLOWED GABLE ENCROACHMENTPROPERTY LINE(E) GRADE @ MIDPOINT(E) GRADE @ MIDPOINT5522.75520.912.012.05518.6LOW POINT(E) ENCROACHMENT12.0(E) ENCROACHMENT12.0(E) EAVE2.235.0 MAX HT30.7 (E) HTALLOWED DORMER6.0ALLOWED GABLE ENCROACHMENT(E) ENCROACHMENT6.2(E) EAVE2.7(E) ENCROACHMENT6.2(E) UPPER9.7(E) MAIN2.35522.55521.25521.5CHIMNEYCHIMNEY(E) UPPER(E) GARDEN5519.9(N) GARDEN & MAIN(E) & (N) GARDEN & MAIN5521.0(N) UPPEREQEQ5520.95522.7PROPERTY LINEREAR SETBACKMID POINT5518.625.0LOW POINTFRONT SETBACK10.05.0PROPERTY LINEALLOWED PORCH8.0MID POINTL00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5L00 -GARDEN (N)5519.9ALLOWED ENCROACHMENT(E) ALLOWED ENCROACHMENTPROPERTY LINEPROPERTY LINE(E) GRADE @ MIDPOINT5522.7(E) EVE BEYONDEXTERIOR WALL5520.912.012.05518.635.0 MAX HT30.7 (E) HTLOW POINT(E) ENCROACHMENT12.0(E) EAVE2.2(N) ENCROACHMENT11.7ALLOWED GABLE8.0(E) & (N) ENCROACHMENT12.0ALLOWED DORMER6.0(E) ENCROACHMENT6.2(E) EAVE2.7(E) ENCROACHMENT6.2(N) UPPER9.7(N) MAIN2.3(E) GRADE @ MIDPOINTL00 -GARDEN (E)5521.4L01 -MAIN5529.9L02 -UPPER5539.5L00 -GARDEN (N)5519.9(E) UPPER22.5(N) @ UPPER5.629.3 EXISTING14.6 (N) @ MAIN & GARDEN43.914.0 HT @ FRONT/WEST FACADE18.3 HT AT (N) EASTERN GRADEIssue:architecture & interiorsDo not scale, contact Verso in case of discrepancy. This information is the exclusive property of Verso and shall be used only for the purpose supplied with written consent.versoNOT FOR BUILDING PERMIT OR CONSTRUCTIONllcProject #:@Full Size:1''2''Issue Date:@ VERSO LLC | PO Box 3633 Boulder CO 80307 | 720 772 6892 | www.verso-arch.com3/4":1'2'1/2":2'4'1/4":1/8":8'16'Plotted:4'8'1'3/8":4'1/16":8'16'32'1'2'1":1'2'1'1'1'4'5'Scale:02/22/2021 17:24:49A7SIDE YARD BULK PLANE &WALL ARTICULATIONDIAGRAMSSUMMERSIDE RESIDENCE776 14TH ST BOULDER CO 80302REMODEL & ADDITIONDESIGN DEVELOPMENT21022021.02.221/4" = 1'-0"[A7]11EAST ELEVATION - BULK PLANE DIAGRAM (E)1/8" = 1'-0"[A7]01ROOF PLAN (N)Date Revision HistoryRev1/4" = 1'-0"[A7]03EAST ELEVATION - BULK PLANE DIAGRAM (N)1/4" = 1'-0"[A7]09NORTH ELEVATION - (N) SIDE WALL ARTICULATION03.11.2021 BOZA Packet Page 39 of 62 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 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 and materials 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 gross floor area existing:*Total gross floor area proposed: *Total gross 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: 3325 Folsom Street Boulder, CO 80304 Single Family Residence North side yard setback variance 1,813 sf 1,936 sf 14'-3" 2,530 sf 2,653 sf 14' Dante & Ashley Ortiz and the Clarke Family Living Trust 3325 Folsom Street 415-405-6587 Boulder CO 80304 dante@danteortiz.com N/A 03.11.2021 BOZA Packet Page 40 of 62 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 03.11.2021 BOZA Packet Page 41 of 62 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 pertinent 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, building 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 application 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__________ 02/08/2021 03.11.2021 BOZA Packet Page 42 of 62 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. DantDante Ortize Ortiz 3325 Folsom Street, Boulder, CO 80304 Dante OrtDante Ortiziz 02/08/2021 03.11.2021 BOZA Packet Page 43 of 62 February 8, 2021 City of Boulder Board of Zoning Adjustment 1777 Broadway - City Council Chambers Boulder, CO 80302 RE: Setback Variance for 3325 Folsom Street Dear BOZA Members: Jill, Elizabeth, Michael, Raymond, and Cherie, We are planning an addition on the backside of our existing home at 3325 Folsom Street and are requesting a variance for the north side yard setback. Thank you for taking the time to consider our request. 1. Physical Conditions (A)I. The physical size of our lot is 13,295 s.f. This is smaller than the minimum for the zone in which it is located (RE-Residential Estates), and our lot is very narrow compared to the average RE lot. Although we do not need a reduction in total combined side yard setback (the requirement for this zone is 25 ft), we are requesting a reduction of 5.8 ft in side yard setback on the north because of the unusual, narrow characteristic of our lot within the RE zone. II. The addition we are planning will allow our parents to age in place with me and my wife as caretakers, including space that will allow for wheelchair accessibility. We’re grateful to have the opportunity to raise our 18-month-old son with his grandparents under one roof. The single-story layout and big backyard space were the main reasons we bought this property along with my wife’s parents who have lived in Boulder since 1985. The addition includes one large room that we can use now as a rec room that will also accommodate living space for our parents when needed. The new addition responds to the long narrow character of the site by extending the bulk of its mass in length and keeping the breadth of the structure narrow, achieving optimum use of the remaining exterior space to the south and minimizing hard to use marginal edge condition space. (B)The lot sizes vary throughout the neighborhood. On this block alone there are at least (4) lots that are smaller than minimum size for the zone in which they are located. Our lot is similar in size to the RL-1 lots across the street to the south, which only require 15’ of combined side yard setback. (C)Our plan keeps the existing main structure in place. However, because the code requires us to count existing side yards as part of our calculation, a new addition would need to be setback 15.8 ft from the north side yard instead of the standard 10 ft. Speaking personally and also as a professional Landscape Designer with more than 25 years of experience, our unusually narrow and small lot size for the RE zone would mean that 03.11.2021 BOZA Packet Page 44 of 62 any additional space on the backside of the house would result in an unproportionally large, shaded, disconnected yard space on the north side of the building, separated from, and greatly reducing, the amount of outdoor, usable space. We’re requesting the standard 10 ft setback that is more in keeping with the size and layout of our lot. It is still set back further than the main house, minimizing any visual impact from Folsom Street and/or impact to our northern neighbor. We greatly appreciate your consideration of this smaller setback so that we can realize our vision of creating the single story home we need for our family’s accessibility needs. We are requesting a reduction of 5.8 ft in the north side yard setback to extend the single-level living aspect of the property. (D) No unnecessary hardship has been created with our plan. 5. Requirements for Approval (A) Character of the Neighborhood: The new addition is similar to many back room additions throughout the neighborhood. (B) Effects on Adjacent Property ●The new addition is not visible from Folsom Street. ●At the side yards, the new addition is farther away from the neighboring properties than the existing house. (C) Minimum Variance to Afford Relief: The setback we are requesting allows us to maximize the balance of both indoor and outdoor usable space for the unusually long and narrow size of our lot in the RE zone. The current required side setback forces us to site the addition in the middle of our back yard thus creating an inordinate amount of marginal outdoor space. In time the addition will be programmed to house our elderly parents so that they can age in place and easily access and enjoy a ground level interior living space that is connected to shared garden space. Also, by pushing the addition to the 10 ft minimum setback request along the north side of the property it would create a more harmonious connection with the existing architecture while retaining maximum reuse of the existing structure and continue the low profile of a single story building. (D) The new addition is 14 ft tall from the low point (less than the existing structure) and does not impair the solar access to neighbors. Thank you again for considering this request. Please don’t hesitate to call us with any questions: 415.405.6587 (Dante, Owner/Contractor) Sincerely, Dante - and Ashley Ortiz And Annie & Robert Clarke (Ashley’s parents and co-owners of the property) 03.11.2021 BOZA Packet Page 45 of 62 03.11.2021 BOZA Packet Page 46 of 62 ,)A,BK AK ()+' 5K KCGj C'GNYj:2='j@=&jJM@GYjS2:#2=.j EKDK6K(K 7K8KFGK K9K <:K>;$K3=K%@ +* +++++ +!"#+ $+%+ .G.&jj j 1-*+.'&/1 !"#$0,%1)1( C!"#H&?I$(!7j A,,4!)j K .K/K5j * K!AU(H($jDAH!1CG@C&GMYj:2=&j K 'W2JM2=.j j JB-Mj 10?0K 1K K+ @=&jJM@GYjS2:#2=.j J24K K- &-+5/? ?? ?&+' #:890:=>?)870?4<=:4.=?%? ?? "\bf^jje_a^hj?df`ijj+?9I?<jILF%%Lj?R9"%Fj ?9?F"?jjL%9jjj %Tefg]`cjjV jL0jT% jIR3L%jj"%>T%Fj ?9?F"?jjL%9jjj K%!LAV>F>/%j>jKR!A<<R>6LZjFA"j!F%KjEF!%;j>Ajj;%/;j >jA+j;ALjFA"!F%KjKRj[A>6>/jF%j +6FKLj+;AAFjjK+j /F/%jjK+jKLR"6AjjK+jLAQ;jF%KR;L6>/j+;AAFjF%jjK+jEAF!0jF%KjjK+j"%!8KjjK+jK0%"jjK+jLAQ;jF%KR;L6>/j;"/ jjK+j!AT%F/%jEF!%;jF%jjK+j<X j;;AV j+;AAFjF%jjK+j<X j;;AV j;"/ j!AT%F/%jjK+jZ%FjR6;Pjj06KLAF6!jF%T6%Vj'86,:?07.0?0413=? ? !? ?#!? !? ?#!? ?!? ?#!? ? ???? ? ? ? ? ??11 *87472?(+;4+7-/? J2O*j$ "? 03.11.2021 BOZA Packet Page 47 of 62 03.11.2021 BOZA Packet Page 48 of 62 "" " ""!""""XYZ®[¡\]" ^_`abcdefghijklmSnopqr¢¯a ¯.7!.. s """ "!""" #$%&'()*+,-. ... .TU y¯ . a . "VW """ S£Sx¨\ E© !"H¤#$¥tu%&'()¯ ¯ ?]^_<=a*.8¯ .z¯+,-ª¯./09:FGHaIJ !KL"MY#@NAO$B%&J'LP(QRZ)`>;*+[C,-STU.D/0Va 123456«7¬89:;<vw=>¯{¯|¯ """12W3Xa456. . }¯""?@ABCDEF¦GHIJKLMNOPQ§RS ¯¯¯¯¯a !""~¯ "" "" . "" " 03.11.2021 BOZA Packet Page 49 of 62 03.11.2021 BOZA Packet Page 50 of 62 From:Laura Hutchings To:BOZA Subject:Comments - 3325 Folsom Variance Application Date:Wednesday, March 10, 2021 1:34:02 PM External Sender Hello, We are Laura Hutchings and David Neiger, the owners of 3335 Folsom Street. We are the neighbors to the north of 3325 Folsom Street (which is requesting a variance to the north side setback). I’m sorry we did not email comments for BOZA by the end of the day yesterday as requested on the website, but we just became aware that the variance request was being considered by BOZA this Thursday. Ten years ago, when we purchased 3345 Folsom Street, we were drawn to this unique block where large wooded lots on Folsom and 25th Street combine to create a park-like oasis amongst the hustle and bustle of Folsom Street. Subsequently in 2018, we purchased 3335 Folsom Street (the property to the north of the subject property) where we relocated Laura’s elderly parents so they could age in place close by to family. Visitors to their backyard have always commented on how large and wooded the backyard is - something completely unexpected given the proximity to Folsom Street and density of housing across the street. (We’ve always felt that this block is unlike any other in Boulder for that reason). We have reviewed the requested variance and discussed our concerns with the owners at 3325 Folsom. While we are supportive of the Ortiz family’s goals and desires to add an addition to their property, we are concerned that such a large, imposing 14-foot-by-40-foot wall so near to the property line will have negative material impacts on our use and enjoyment of our property. We are concerned that the addition as proposed only 10 feet from the property line will eliminate views of the southern sky and access to sunlight from the windows of the house as well as alter the parklike setting from the backyard. We are attaching photos from the house and yard so you can see the current views that will be blocked by the addition being so close to the property line. These impacts would be mitigated by enforcement of the RE zoning setbacks. As the only neighbors impacted by the proposed addition, we are asking that either BOZA enforce the existing setback requirements for a minimum 25 foot combined sideyard setback or, if granting the variance, make it conditional on limiting the impacts to our property by decreasing the height of the proposed building wall or having it step-down as it approaches the property line to minimize impacts to views and preserve more visual access to the sky for our property. For example, we had requested that the neighbor consider taking advantage of passive solar by having the roof slant the other direction, thereby putting the shorter wall of the building on the property line and preserving light and views of the sky to a much greater degree than proposed. We are of course open to any alternative design that would decrease the wall height along the property line. We appreciate your consideration. Warm regards, Laura Hutchings and David Neiger 303-888-0798 03.11.2021 BOZA Packet Page 51 of 62 03.11.2021 BOZA Packet Page 52 of 62 03.11.2021 BOZA Packet Page 53 of 62 03.11.2021 BOZA Packet Page 54 of 62 03.11.2021 BOZA Packet Page 55 of 62 03.11.2021 BOZA Packet Page 56 of 62 CITY OF BOULDER BOARD OF ZONING ADJUSTMENT ACTION MINUTES February 11, 2021, 5 p.m. Virtual Meeting Board Members Present: Jill Lester (Chair), Cherie Goff, Jack Rudd, Michael Hirsch Board Members Absent: Elizabeth Prentiss City Attorney Representing Board: Erin Poe Staff Members Present: Robbie Wyler, Cindy Spence 1. CALL TO ORDER: J. Lester called the meeting to order at 5:04 p.m. 2. BOARD HEARINGS: A. Docket No.: BOZ2020-18 Address: 776 14th Street Applicant: Paul Summerside Setback, Bulk Plane & Solar Exception Variances: As part of a proposal to renovate and construct a rear addition to the existing historic and nonconforming single-family house, the applicant is requesting a variance to the setback, bulk plane, and solar access requirements for a principal structure in the RL-1 zoning district. The resulting north interior side yard setback will be approximately 4.5 feet (taken from the upper story addition) where 5 feet is required and approximately 4.5 feet exists today (taken from the existing lower story). The resulting south interior side yard setback will be approximately 8.3 feet (taken from the replaced lower-level south wall) where 10.3 feet is required in order to meet the combined side yard setback and approximately 8.3 feet exists today. Next, the resulting bulk plane encroachment at the north side of the addition will project vertically beyond the plane by approximately 10.5 feet where an approximate 11.6-foot vertical projection exists with the home’s current roofline. And lastly, the applicant is requesting a solar access exception to the solar access Area 1 regulations due to the addition. The property to the north (792 14th Street) will be the only property affected by this request. Sections of the Land Use Code to be modified: Sections 9-7-1, 9-7-9 & 9-9-17, BRC 1981. THIS ITEM HAS BEEN POSTPONED TO A LATER DATE 03.11.2021 BOZA Packet Page 57 of 62 B. Docket No.: BOZ2021-01 Address: 3093 Broadway Applicant: Jonathan Smith Setback Variance: As part of a proposal to replace storm-damaged decking and stairs at the single-story commercial building’s main entrance, the applicant is requesting a variance to the front (east) yard setback requirements for a principal structure in the RH-2 zoning district. The resulting east setback will be approximately 15.85 feet where 25 feet is required and approximately 15.79 feet exists today. Section of the Land Use Code to be modified: Section 9-7-1, BRC 1981. On a motion by M. Hirsch, seconded by C. Goff, the Board of Zoning Adjustment finds 4-0 (E. Prentiss absent) that the defect in notice as described by staff did not impair surrounding property owners ability to participate in the review process. Staff Presentation: R. Wyler presented the item to the board. Board Questions: No questions from the board. Applicant’s Presentation: Dean Lindsey, an architect with ShelterLab Architecture LLC, presented the item to the board. Board Questions: Dean Lindsey, representing the applicant, answered questions from the board. Public Hearing: No one from the public addressed the board. Board Discussion: • J. Lester said the proposal appeared safer than what currently exists. She would be comfortable with the proposal. • C. Goff said she would be in support. • M. Hirsch said the proposed stairs do not have a lot of room to be constructed (approximately four feet), however due to circulation of the building, it would seem to be an appropriate location. He would support the proposal. Motion: On a motion by J. Rudd, seconded by C. Goff, the Board of Zoning Adjustment approved 4- 0 (E. Prentiss absent) the application (Docket BOZ2021-01) as submitted. C. Docket No.: BOZ2021-02 Address: 3091 6th Street Applicant: Tina Marquis 03.11.2021 BOZA Packet Page 58 of 62 Setback Variance: As part of a proposal to construct a 6-foot deep by 25-foot-wide covered porch (to act at the new home’s front porch), the applicant is requesting a variance to the side adjacent to street (north) yard setback requirements for a principal structure in the RL-1 zoning district. The resulting north setback will be approximately 6.5 feet where 12.5 feet is required, and no porch exists today. The new home will be constructed at 12.5 feet, meeting setback requirements. 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: Steven Dodd, an architect with Dodd-Studio Architecture, and Kyle Plantico, the applicant, presented the item to the board. Board Questions: Steven Dodd, representing the applicant, answered questions from the board. Public Hearing: No one from the public addressed the board. Board Discussion: • C. Goff said generally front porches are fine, however she was considering the distance from the porch to the sidewalk. She understood the need to place the entrance on the proposed elevation. The porch will help the house appear nicer. • M. Hirsch agreed. Other homes in the neighborhood have front-facing porches therefore he would be in favor. • J. Rudd agreed. The proposal would be in character with the neighborhood and the porch would be well located. • J. Lester questioned if the proposal was the minimal variance necessary and if it would be functional. Motion: On a motion by J. Rudd, seconded by M. Hirsch, the Board of Zoning Adjustment approved 4-0 (E. Prentiss absent) the application (Docket BOZ2021-02) as submitted. D. Docket No.: BOZ2021-04 Address: 2946 16th Street Applicant: David Grant Parking Variance: As part of a proposal to recognize and establish a 9-foot by 19-foot parking space on the existing driveway due to a garage conversion by previous owners, the applicant is requesting a variance to the parking standards which state a property’s 03.11.2021 BOZA Packet Page 59 of 62 required parking cannot be located within the front yard landscape setback. The resulting parking space will be located at zero feet from the front (west) property line where 25 feet is required, and no conforming parking exists today. Section of the Land Use Code to be modified: Section 9-9-6, BRC 1981. J. Lester recused herself Staff Presentation: R. Wyler presented the item to the board. Board Questions: R. Wyler answered questions from the board. Applicant’s Presentation: David Grant, the applicant, and Brad Dasseler-Bethel, the architect, presented the item to the board. Board Questions: No questions from the board. Public Hearing: No one from the public addressed the board. Board Discussion: • M. Hirsch said the home was built originally to code to provide a required garage and parking space beyond the twenty-five-foot setback. The previous owner converted the garage; therefore, the hardship is not of the applicant’s making. He would be in favor of approval. • C. Goff agreed. • J. Rudd agreed and said this situation did not appear to be unusual for the neighborhood. He would be in support. Motion: On a motion by C. Goff, seconded by M. Hirsch, the Board of Zoning Adjustment approved 3-0 (J. Lester recused; E. Prentiss absent) the application (Docket BOZ2021-04) as submitted. E. Docket No.: BOZ2021-05 Address: 475 College Avenue Applicant: Zubin Emsley Setback Variance: As part of a proposal to construct a new single-story entry and corridor to connect the existing main house with an existing detached garage, the applicant is requesting a variance to the front (south) yard setback requirements for a principal structure in the RL-1 zoning district. The resulting south setback will be approximately 14.3 feet (taken at the new connection) where 25 feet is required, and 21 03.11.2021 BOZA Packet Page 60 of 62 feet exists today (at the house). The variance would also recognize and establish the existing garage setback of approximately .7 feet. The detached garage would become a part of the principal residence once connected to the house. The subject detached garage was approved via an accessory structure variance in 1987. 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: Hans Osheim, the architect with ArcDen Studio, LLC, presented the item to the board. Board Questions: Hans Osheim, representing the applicant, answered questions from the board. Public Hearing: No one from the public addressed the board. Board Discussion: • J. Rudd said the site appeared difficult to build on and he could not see anything being done without a variance. • M. Hirsh said the Site Plan clearly showed it would be a minimal amount of building area. The connection element would not substantially change what exists today. • J. Lester said from the street, adjacent sites and on the neighbors, the impact would be minimal. Motion: On a motion by J. Rudd, seconded by M. Hirsch, the Board of Zoning Adjustment approved 4-0 (E. Prentiss absent) the application (Docket BOZ2021-05) as submitted. 3. GENERAL DISCUSSION: A. Approval of Minutes On a motion by C. Goff, seconded by J. Lester, the Board of Zoning Adjustments voted 3-0 (M. Hirsch abstained, E. Prentiss absent) to approve the December 10, 2020 BOZA minutes. B. Matters from the Board There were no matters from the board. C. Matters from the City Attorney There were no matters from the City Attorney. 03.11.2021 BOZA Packet Page 61 of 62 D. Matters from Planning and Development Services There were no matters from the Planning and Development Services. 4. ADJOURNMENT: There being no further business to come before the board at this time, BY MOTION REGULARLY ADOPTED, THE MEETING WAS ADJOURNED AT 6:52 P.M APPROVED BY _________________________________ Board Chair _________________________________ DATE 03.11.2021 BOZA Packet Page 62 of 62