Disposition of Approval & Application Packet BOZ2021-14 406 Pearl Street
N O T I C E
FINDINGS AND DECISION OF THE CITY OF BOULDER BOARD OF ZONING
ADJUSTMENT DISPOSITION OF ZONING CASE
DOCKET NUMBER BOZ2021-00014
CONCERNING THE APPLICATION FOR A SETBACK VARIANCE REQUIREMENTS OF SECTION 9-7-1,
B.R.C. 1981 AT 406 PEARL STREET, BOULDER, COLORADO OF DIANA AND ANDREW FORDYCE,
WHOSE MAILING ADDRESS IS 406 PEARL STREET, BOULDER, COLORADO, 80302.
On October 14, 2021, the City of Boulder Board of Zoning Adjustment, a quorum being present, held a public
hearing, after giving notice as required by law, on the application for the following variance:
As part of a proposal to move an historic barn structure entirely onto the property and out of the City right-of-way,
the applicants are requesting a variance to the west side-adjacent-to-street yard setback (along 4th Street) in order to
meet the minimum setback requirements for an accessory structure in the RMX-1 zoning district. The resulting west
setback will be approximately .1 feet where 12.5 feet is required and 0 feet exists today considering the structure is
currently located off the property by about 2 feet. Section of the Land Use Code to be modified: Section 9-7-1,
BRC 1981.
Based on our field investigation and the relevant testimony, exhibits, and other evidence introduced at the
hearing, and in accordance with the applicable provisions of the Boulder Revised Code, 1981, we find by a
preponderance of the evidence that the criteria for granting a variance have been met, and grant the variance as
requested:
This variance is limited to the use and structure for which it was requested, including the location on the lot and
maximum height, as approved by the Board of Zoning Adjustment.
This variance was approved by the vote of 5-0.
EXECUTED this 14th day of October 2021, effective as of, October 14, 2021.
Jill Lester, Presiding Officer of the Board at the Meeting
By: ______________ ___________________________
Robbie Wyler, Secretary to the Board of Zoning Adjustment
This decision constitutes a final decision as of the date of the hearing at which it was reached. If a variance was
granted, the variance expires within 180 (one hundred eighty) days from the date on which it were granted unless a
building permit for such variance is applied for within such period.
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor • P.O. Box 791, Boulder, Colorado 80306-0791
phone 303-441-1880 • fax 303-441-3241 • email plandevelop@bouldercolorado.gov
www.boulderplandevelop.net
BOZA Disposition of Approval Page 1 of 13
Revised March 2020
400.pdf
City of Boulder Planning and Development Services
1739 Broadway, third floor • PO Box 791 • Boulder, CO 80306
Phone: 303-441-1880 • Fax: 303-441-4241 • Web: boulderplandevelop.net
BOARD OF ZONING ADJUSTMENT (BOZA)
VARIANCE APPLICATION
APPLICATION DEADLINE IS 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:
BOZA Disposition of Approval Page 2 of 13
2
APPLICATION TYPES (Check All That Apply For This Application)
Setback (BRC 9-7-1)
Porch Setback & Size (BRC 9-7-4)
Building Separation (BRC 9-7-1)
Bulk Plane (BRC 9-7-9)
Side Yard Wall Articulation (BRC 9-7-10)
Building Coverage (BRC 9-7-11 or BRC 9-10)
Floor Area Ratio (BRC 9-8-2)
Parking in Front Yard Landscape Setback (BRC 9-7-1 & 9-9-6)
Size and Parking Setback Requirements for Accessory Units (BRC 9-6-3)
Cumulative Accessory Building Coverage (BRC 9-7-8)
Mobile Home Spacing Variance (BRC 9-7-13)
Use of Mobile Homes for Non-Residential Purposes (BRC 10-12-6)
Solar Exception (BRC 9-9-17)
Sign Variance (BRC 9-9-21)
BOZA Disposition of Approval Page 3 of 13
3
APPLICATION REQUIREMENTS
As a minimum, the following items MUST be attached, collated and hereby made a
part of this application:
•If applicant is other than owner(s), a written consent of the owner(s) of the property
for which the variance is requested;
•A written statement thoroughly describing the variance request(s) and addressing
all 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__________
BOZA Disposition of Approval Page 4 of 13
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.
BOZA Disposition of Approval Page 5 of 13
BOZA Written Statement for 406 Pearl Street Boulder, CO 80302
October 01, 2021
To: Board of Zoning Adjustment
Re: Written Statement
Job Site Address: 406 Pearl Street Boulder, CO 80304
Narrative:
We have been working with James and the LDRC to preserve this barn. It is a
contributing structure in this historic district. The barn needs a great deal of work and must be
moved on to the owner’s property for that to occur. In addition, the owner would like to convert
the barn into an ADU. This requires raising the barn 3’-0” so that the floor elevation meets
FEMA requirements. We have surveyed the low point at 5389.6’ and surveyed the ridge at
5406.4’ and with the 3’-0 increase it puts the barn at 5409.4’. That makes the barn height at
19.8’. So there is no issue with the peak height.
Our request is for a setback variance allowing a zero setback off of the west property
line and a 12’-0” setback off of the south property line.
We have discussed this at length with James Hewatt and feel this strikes a balance
between all parties involved.
1. Item 4:
Satisfied by letter from James Hewitt.
2. Item 5 :
(A) This request does not alter the essential character of the neighborhood. The LDRC
has reviewed this revised location - zero setback off of the west property line and
believes this is the optimal location for the barn.
(B) This move does not impair the use, enjoyment, or development of adjacent property.
(C) This is the minimum variance that affords relief, and is the least modification of the
applicable provisions of this title.
(D) This variance would not cause any Solar Access Conflicts.
BOZA Disposition of Approval Page 6 of 13
MEMORANDUM
TO:
Board of Zoning Adjustment
Brian Holmes, Zoning Administrator
Robbie Wyler, Asst. Zoning Administrator
FROM: James Hewat, Senior Historic Preservation Planner
DATE: August 9th, 2021
RE: Support for requested setback variance at 406 Pearl Street in the
West Pearl Historic District.
Background
Archival research indicates the one and one half-story vernacular house at 406 Pearl
Street located in the West Pearl Historic District, to have been constructed prior to 1893
and by 1900 the property was occupied by George L., his wife Alice (nee Stansbury)
Harding, and their daughters Eva and Mildred. The 1988 Historic Building Inventory form
for the property identifies the house as being “masonry vernacular” and by that time it
had “been remodeled beyond its historic integrity”.
Located at the rear of the property, the barn appears to have also been constructed in
the late-nineteenth century, while the small cottage between the main house and barn
was constructed in 1952. Because of significant changes to the main house in the 1970s
and because the cottage was constructed in 1952 (and outside the identified 1874-1906
period-of-significance for the West Pearl Historic District), these buildings are not
historically contributing. However, the barn is well-preserved to the pre-1906 period, and
historically contributing as identified in the 1994 West Pearl Historic Design Guidelines.
406 Pearl Street c.1898 (Carnegie Library for Local Hist.)
BOZA Disposition of Approval Page 7 of 13
406 Pearl Street, 2019
On August 12th, 2020, the Landmarks Board approved a landmark alteration certificate
(lac) for the removal of the existing house, construction of 3,295 sq. ft. one and one-half
story house the demolition of a non-historic 263 sq. ft. cottage, the demolition of small
shed and construction of 400 sq. ft., two-car garage at southeast corner of property and
preservation of the historic barn.
Approved Proposal for construction of house and garage at 406 Pearl Street
(HIS2020-00163) (re-location of barn was not part of this review)
Because the historic barn is currently located in the 100-year flood zone and
encroaching over the west property line into the city’s right-of-way, on June 2nd, 2021 the
Landmarks Board approved the relocation and raising of that building finding that these
steps were necessary to preserve the building and that they meet the standards for
issuance of an lac (Section 9-11-18, B.R.C. 1981) and consistent with the General
Design Guidelines and the West Pearl Historic District Design Guidelines.
BOZA Disposition of Approval Page 8 of 13
Approved Site Plan for Relocation and New Construction at 406 Pearl Street
(HIS2021-00117)
In its motion to approve the proposal, the Landmarks Board included support for a
variance under 9-2-3(h)(4) Designated Historic Property of the Boulder Revised Code,
finding that in that relocating the barn in a “by-right” location would have an adverse
effect on the historic character of the barn and West Pearl Historic District.
The Landmarks Design Review Committee’s Support
The Landmarks Board supports the requested variances to the rear (south) setback
along the alley and side (west) setback facing 4th Street under 9.2.3(h)(4) Designated
Historic Property, of the Boulder Revised Code, finding that relocating the garage to a
by-right location would likely have an adverse effect on the historic character of the
contributing barn and property in the West Pearl Historic District.
Please feel free to contact me at 303.441.3209 if you have questions or need more
information.
BOZA Disposition of Approval Page 9 of 13
JOB# 2011406 Pearl StreetCADDesigns
3/10/2021
BARN COVER SHEET
issued:
drawn by:
revised:
B-1
sheet 406 Pearl StreetBoulder, CO 803021701 15th Street, Unit ABoulder, CO 80302(303) 304-0868Samuel Austin & CompanyArchitects, Inc. NOTICE: DUTY OF COOPERATION
Release of these plans contemplates further
cooperation among the owner, his
contractor, and the architect. Design and
construction are complex. Although the
architect and his consultants have
performed their services with due care and
diligence, they cannot guarantee perfection.
Communication is imperfect, and every
contingency cannot be anticipated. Any
ambiguity or discrepancy discovered by the
use of these plans shall be reported
immediately to the architect. Failure to
notify the architect compounds
misunderstanding and increases
construction costs. A failure to cooperate by
a simple notice to the architect shall relieve
the architect from responsibility for all
consequences. Changes made from the
plans without the consent of the architect
are unauthorized, and shall relieve the
architect of responsibility for all
consequences arising out of such changes.
8/23/20211
2018 INTERNATIONAL RESIDENTIAL CODE (IRC)
BOULDER REVISED CODE, 1981 (B.R.C.) - TITLE 10 STRUCTURES
BOULDER REVISED CODE, 1981 - TITLE 9 LAND USE CODE
2018 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE (IWUIC)
2020 CITY OF BOULDER ENERGY CONSERVATION CODE (COBECC)
2020 NATIONAL ELECTRICAL CODE (as of August 1, 2020)
CITY OF BOULDER DESIGN AND CONSTRUCTION STANDARDS
SHEET INDEX
1
1
GENERAL NOTES
1 ALL CONSTRUCTION TO BE COMPLETED PER
GOVERNING CODES.
2 ALL EXTERIOR WALLS TO BE 2X6 CONSTRUCTION AND
INTERIOR WALLS TO BE 2X4 CONSTRUCTION EXCEPT AS
NOTED ON THESE AND STRUCTURAL PLANS.
3 ALL GL ASS 18" A .F.F. OR LESS AND IN OTHER
HAZARDOUS LOCATIONS IS TO BE TEMPERED.
4 PROVIDE BLOCKING AT ALL CABINETRY, CLOSET RODS
AND SHELF & BRACKET LOCATIONS, HANDRAILS,
SHOWER ENCLOSURES, DOORS & TUB ENCLOSURES.
5 SEE STRUCTURAL PL ANS FOR ALL STRUCTURAL NOTES,
SIZES, AND DETAILS.
6 PROVIDE 26 GAUGE FL ASHING BET WEEN EXTERIOR
CONCRETE SL ABS AND WOOD FRAMING.
7 GROUND FAULT INTERRUPTER (GFI) PROTECTION IS TO
BE PROVIDED TO ALL BATH, KITCHEN, GARAGE, AND
EXTERIOR OUTLETS.
8 ALL EXTERIOR OUTLETS TO BE WEATHER PROOF.
9 PROVIDE SWITCHED LIGHT IN ATTIC AT ATTIC ACCESS,
AND IN CRAWL SPACE AT CRAWL SPACE ACCESS.
10 PROVIDE ROOF VENTS AND SOFFITS TO PROVIDE 1:300
OF ATTIC AREA AS VENTS.
11 GUTTERS AND DOWNSPOUTS SHOWN: INSTALL
GUTTERS ON ALL HORIZONTAL FASCIAS PER CODE.
12 ALL WINDOW SIZES, ROUGH OPENINGS, OPERATION ,
MANUFACTURER, AND SPECIFICATIONS BY SIGNATURE
WINDOWS TO BE VERIFIED BY THE GENERAL
CONTRACTOR. SEE DETAILS FOR ROUGH OPENINGS.
13 ALL DIMENSIONS ARE TO ROUGH FRAMING U.O.N.
14 ROOF SURFACE TO BE COVERED WITH ICE AND WATER
SHIELD PER CODE.
15 ALL EXTERIOR LIGHTS ARE DOWN LIGHTS AND COMPLY
WITH "DARK SKY SPECIFICATIONS".
16 WINDOWS TO HAVE MINIMUM U-VALUE OF .30.
17 ALL SPRAY FOAM INSUL ATION OPEN OR CLOSED MUST
BE PROTECTED BY 1/2" GYP WALL BOARD OR EQUAL
MATERIAL MEETING FIRE TEST NFPA 275.
18 SPRINKLER SYSTEM AND PL AN TO BE PROVIDED BY THE
GENERAL CONTRACTOR AND APPROVED BY THE
OWNER AND ARCHITECT
19 CONTINUOUS AIR BARRIER REQUIRED WHEREVER
EXTERIOR BECOMES EXPOSED DURING
CONSTRUCTION.
20 ATTIC INSUL ATION TO BE MINIMUM R-49.
21 THE SITE PL AN IS ALWAYS BASED ON A SURVEY.
22 CONCRETE ENCASED ELECTRODES ARE REQUIRED.
ELECTRICIAN TO SUGGEST LOCATION.
23 FIRE SUPRESSION REQUIRED FOR BUILDING.
CONSULTANT INFORMATION
ARCHITECT:
SAMUEL AUSTIN & COMPANY ARCHITECTS, INC.
1701 15 ST., UNIT A
BOULDER, CO 80302
303-304-0868
GENERAL CONTRACTOR:
ONE CALL CONSTRUCTION
303-819-0971
STRUCTURAL ENGINEER:
ASCENT GROUP STRUCTURAL ENGINEERING
6707 WINCHESTER CIRCLE, SUITE 100
BOULDER, CO 80301
303-499-3022
SURVEYOR:
FL ATIRONS, INC.
3825 IRIS AVENUE, SUITE 395
BOULDER, CO 80301
303-443-7001
SOILS ENGINEER:
CUSHMAN GEOSCIENCE
P.O. BOX 300626
DENVER, CO 80203
303-475-7993
ENERGY CONSULTANT:
ENERGY LOGIC
303-885-6066
LANDSCAPE ARCHITECT:
STONELEAF DESIGN, L.L.C.
1701 SHORT PL ACE
LONGMONT, CO 80501
732-597-3384
MMC
G-1
MANDATORY MEASURES CHECKLISTS
COVER SHEET
1
1
1
1
1
125.0'
SETBACK
54.6'
29.6'4.0'6.8'±WALL TO WALL1.0'0.1'6.5'±FASCIA TO FASCIA5391.36T .O . S L A B 1 0 0 '-0 " = 5 3 9 1 .7 4
T.O. WALL5393.55393.05394.0
5393.5
5 3 9 4 .0
5392.5T .O . F O U N D A T IO N
1 0 3 '-6 "
5 3 9 5 .2 4
5 3 9 1 .5 6
B.O. WALL5392.0SP-4
5390
5391
5391
5392
N15°36'54"W 139.51' (C)
NEW BARN
LOCATION
LOT 7 & LOT 8
BLK 59
20' ALLEY
140'(P)
OVERHEAD UTILITIES
OVERHEAD
UTILITIES
PATIO
MAIN FLOOR 100'-0" =
5395.0 U.S.G.S.
EXISTING CURB CUTS TO BE REMOVED
AND CLOSED PER CITY STANDARDS
5 3 9 1 .2 4
5 3 9 4 .5 6
NEW 5'-0" TALL FENCE
EXISTING TREE TO BE REMOVED
NEW CONCRETE DRIVEWAY
NEW BURIED ELECTRIC LINE
EXISTING UTILITY POLE
ROOF ABOVE
EXISTING BARN LOCATION
EXISTING TOP OF FLOOR =
5391.5±
NEW RETAINING WALL
WALL - SEE
LANDSCAPE PLAN
S74°51'00"W 50.30' (C)50'(P)5391.3
LOW POINT 25'
FROM HOUSE
STEPS
FIREPIT
CLEANOUTS
GARAGE
UNDER SEPARATE
PERMIT
SCHEDULE 40
PVC
5389.6
LOW POINT 25' FROM PROPOSED BARN
LOCATION
STEPS
SP-3 SITE DEMOLITION PL AN, L ANDSCAPE PL AN
1
2
G-2
2
G-2
10
B-2
6
G-2
4
G-2
5
G-2
3
G-2
2
B-2
4
B-2
1
B-2
6"6"
6"6"6'-5 3/4"±FASCIA TO FASCIA6'-7 1/4"±FASCIA TO FASCIA6'-10 1/4"±WALL TO WALLBARN SLOPE TO MATCHEXISTING BARNROOF - FILED VERIFYSLOPE TO MATCHEXISTING BARNROOF - FILED VERIFYNSCALE: 1" = 10'1 Site Plan
0 5'10'20'SCALE: 1/4" = 1'-0"2 Roof Plan
0 2'4'8'
406 Pearl Street Barn
406 Pearl Street, Boulder, CO 80302
ZONING RMX-1
CONSTRUCTION TYPE V
OCCUPANCY R-3
STORIES 1
MAX. EXISTING HT 34.39' from low point
LOT AREA 7,017 SF
LEVEL OF ALTERATION/
SCOPE OF WORK New Construction of Single Family Residence
with Detached Garage
LOT 6 BLK 59 BOULDER WEST
County of Boulder, State of Colorado
CODE REVIEW
LEGAL DESCRIPTION
APPLICABLE CODES
BOZA Disposition of Approval Page 10 of 13
BOZA Disposition of Approval Page 11 of 13
JOB# 2011406 Pearl StreetCADDesigns
3/10/2021
SITE DEMOLITION PLAN,
LANDSCAPE PLAN
issued:
drawn by:
revised:
SP-3
sheet 406 Pearl StreetBoulder, CO 803021701 15th Street, Unit ABoulder, CO 80302(303) 304-0868Samuel Austin & CompanyArchitects, Inc. NOTICE: DUTY OF COOPERATION
Release of these plans contemplates further
cooperation among the owner, his
contractor, and the architect. Design and
construction are complex. Although the
architect and his consultants have
performed their services with due care and
diligence, they cannot guarantee perfection.
Communication is imperfect, and every
contingency cannot be anticipated. Any
ambiguity or discrepancy discovered by the
use of these plans shall be reported
immediately to the architect. Failure to
notify the architect compounds
misunderstanding and increases
construction costs. A failure to cooperate by
a simple notice to the architect shall relieve
the architect from responsibility for all
consequences. Changes made from the
plans without the consent of the architect
are unauthorized, and shall relieve the
architect of responsibility for all
consequences arising out of such changes.
8/23/20211
EXISTING METERS
GAS METER
WATER
METER
N15°36'54"W 139.51' (C)
S15°36'54"E 139.51' (C)N74°51'00"E 50.30' (C)EXISTING COTTAGE
TO BE DEMOLISHED
GAS METER
EXISTING HOUSE
TO BE REMOVED
SEE LANDSCAPING DESIGNER PLANS FOR
FINAL HARDSCAPING, RETAINING WALLS,
BOULDERS, FENCES, GRADE ELEVATIONS,
STEPS, ETC. AND THEIR COVERAGES
SEE DEMOLITION PLAN FOR
STRUCTURES AND LANDSCAPE
ELEMENTS TO BE REMOVED
EXISTING FENCE TO BE REPL ACED
EXISTING FENCE TO BE REPL ACED
EXISTING SIDEWALKS TO REMAIN
EXISTING BARN TO BE
RELOCATED TO THIS LOCATION
EXISTING
SHED TO BE
DEMOLISHED
EXISTING FENCE TO BE REPL ACED
EXISTING DRIVEWAY
TO BE REMOVED
VERIFY EXISTING UTILITY
LOCATIONS
UPGRADE EXISTING WATER
METER TO 1" WATER METER
EXISTING TREE TO BE REMOVEDWALKS TO BE REMOVED
WALKS TO BE REMOVED
EXISTING OVERHEAD
LINES TO BE BURIEDS74°51'00"W 50.30' (C)5393.485394.585391.365 3 9 0 .7 6
5391.745392.325394.05393.95
5393.36 5391.86
5393.545396.895396.895396.89
5393.00 5391.305391.91
5392.72'
T .O . S L A B 1 0 0 '-0 " = 5 3 9 1 .7 4
T.O. WALL5393.55393.05394.0
5393.5
5 3 9 4 .0
5392.5T .O . F O U N D A T IO N
1 0 3 '-6 "
5 3 9 5 .2 4
5 3 9 1 .5 6
B.O. WALL5392.0WATER
METER
5390
5391
5391
5392
5392
5393
53935394
N15°36'54"W 139.51' (C)
S15°36'54"E 139.51' (C)N74°51'00"E 50.30' (C)SEE LANDSCAPING DESIGNER PLANS FOR
FINAL HARDSCAPING, RETAINING WALLS,
BOULDERS, FENCES, GRADE ELEVATIONS,
STEPS, ETC. AND THEIR COVERAGES
18"
18"
18"
18"
24"
24"
30"
30"
30"
30"
30"
36"
42"
SEE DEMOLITION PLAN FOR
STRUCTURES AND LANDSCAPE
ELEMENTS TO BE REMOVED
NEW FENCE - 1" GAPSNEW FENCE - 1" GAPS
NEW FENCE - 0" GAPS
MAIN FLOOR 100'-0" = 5397.2
5394
NEW 3'-0" WIDE X 4'-6"
TALL GATE - 0" GAPS
NEW 5' TALL FENCE
AND GATE
RAISED GARDEN BED
NEW IMPERVIOUS COVERAGE
SITE AREA = 7,017.44 S.F.
HOUSE, STEPS AND PATIOS = 2,994 S.F.
GARAGE, DRIVEWAY = 412 S.F.
BARN = 402 S.F.
TOTAL = 3,808 S.F. - 54.2%
EXISTING IMPERVIOUS COVERAGE
SITE AREA = 7,017.44 S.F.
BUILDINGS, SHEDS ONLY = 1,858 S.F. - 26.4%
VERIFY EXISTING UTILITY
LOCATIONS
NEW 3'-0" WIDE X
3'-6" TALL GATE -
2" GAPS
NEW 3'-0" WIDE X
3'-6" TALL GATE -
2" GAPS
NEW WROUGHT IRON FENCE
NEW VINE STRUCTURE
UPGRADE EXISTING WATER
METER TO 1" WATER METER
5 3 9 1 .2 4
5 3 9 4 .5 6
S74°51'00"W 50.30' (C)NEW FENCE - 1" GAPSSEE LANDSCAPING PLANS5" WIDE WOOD PLANKS
4"X4" METAL POSTS
AT 6'-0" MAXIMUM
1" GAP BET WEEN PL ANKS1X2 METAL
CROSS BARS
CONCRETE FOOTING
3'-0"6'-0"2X4
CONCRETE
FOOTING
CEDAR PL ANKS
4X4 POST
2X4
EXISTING GRADE
SCALE: 1" = 10'1 Site Plan - Demolition
SCALE: 1" = 10'2 Landscape Plan
SCALE: 1" = 1'-0"3 Fence
SCALE: 1" = 1'-0"4 Fence 6'-0"
BOZA Disposition of Approval Page 12 of 13
JOB# 2011406 Pearl StreetCADDesigns
3/10/2021
BARN FLOOR PLAN AND
ELEVATIONS
issued:
drawn by:
revised:
B-2
sheet 406 Pearl StreetBoulder, CO 803021701 15th Street, Unit ABoulder, CO 80302(303) 304-0868Samuel Austin & CompanyArchitects, Inc. NOTICE: DUTY OF COOPERATION
Release of these plans contemplates further
cooperation among the owner, his
contractor, and the architect. Design and
construction are complex. Although the
architect and his consultants have
performed their services with due care and
diligence, they cannot guarantee perfection.
Communication is imperfect, and every
contingency cannot be anticipated. Any
ambiguity or discrepancy discovered by the
use of these plans shall be reported
immediately to the architect. Failure to
notify the architect compounds
misunderstanding and increases
construction costs. A failure to cooperate by
a simple notice to the architect shall relieve
the architect from responsibility for all
consequences. Changes made from the
plans without the consent of the architect
are unauthorized, and shall relieve the
architect of responsibility for all
consequences arising out of such changes.
8/23/20211
DB01
24" WIDE WALL
HUNG SINK
BEAM ABOVE
SLIDING
BARN DOOR
DB02
CONCRETE LANDING
WINDOWS
TIGHT TO
COLUMN
18" UC.REF.30" COOKTOP WITHEXHAUST HOODREMOVE AND REPLACEEXISTING WINDOW -MATCH SIZE - VERIFY SIZESAUNA
NEW WINDOW
4'-0"X6'-8"
NEW WINDOWS
23'-1 1/4"EXISTING - VERIFY20'-6"
EXISTING - VERIFY
3 1/2"3'-0"6'-9"5 1/2"9'-1 1/2"±3 1/2"3 1/2"3 1/2"3'-3"3 1/2"2'-7"±3'-10"EQUALEQUALEQUALEQUAL10
B-2
10
B-2
2
B-2
6
B-2
4
B-2
1
B-2
DB03
WB01 WB02 WB03
NEW 2X4 WALLS WITH
INSUL ATION AT INSIDE
OF EXISTING WALLS
TANKLESS
WATER HEATER
ABOVE TOILET
BUILT INS
NEW STEPS -
7 1/2" MAXIMIM RISE
10" TREADS
HANDRAIL AND
GUARD RAIL PER CODE
NEW 4X10
BEAMS ABOVE
REMOVE THIS EXISTING
WALL AND DOOR NEW RETAINING WALL
REMOVE AND REPL ACE
EXISTING WINDOWS -
MATCH SIZES - VERIFY SIZES
NEW 4" CONCRETE SLAB
THROUGHOUT ON BLUE
BOARD INSULATION
EXERCISE ROOM
NEW ENTRY DOOR
EXISTING 6"
VERTICAL SIDING
EXISTING DOOR
EXISTING 6" CORNER TRIM
EXISTING PAINTING
EXISTING WINDOWS
AND TRIM
EXISTING CORBELS
EXSITING ROOFING
EXISTING TURNED
COLUMN
EXISTING 6"
VERTICAL SIDING
EXISTING 10"
HORIZONTAL SIDING
EXISTING ROOFING
EXISTING ROOFING
EXISTING 4X4
COLUMNS
EXISTING 6"
VERTICAL SIDING
EXISTING CORRUGATED
METAL VERTICAL SIDING
EXISTING 10"
HORIZONTAL SIDING
EXISTING CORBELS
EXISTING 6"
FRIEZE TRIM
EXISTING ROOFING
T.O. EXISTING FLOOR
5391.5± U.S.G.S.
EXISTING 6"
HORIZONTAL SIDING
EXISTING CORBELS
EXISTING 6"
VERTICAL SIDING
EXISTING LOFT DOOR
EXISTING 6" CORNER TRIM
EXISTING 6" CORNER TRIM
EXISTING DOOR
EXISTING 6" TRIM
EXISTING 6"
FRIEZE TRIM
J
220
3
G
D
SC
4
TV
DUPLEX RECEPTACLE OUTLET FLOOR MOUNTED
WP
RECESSED CAN FIXTURE
SURFACE MOUNTED OR HANGING FIXTURE
ELECTRICAL SYMBOLS KEY
FLUORESCENT SURFACE MOUNTED FIXTURE
TRACK LIGHT
DUPLEX RECEPTACLE OUTLET / UNDER COUNTER OUTLET
WATERPROOF DUPLEX RECEPTACLE OUTLET
DUPLEX RECEPTACLE OUTLET SPLIT WIRED
DIMMER SWITCH
QUADRUPLEX RECEPTACLE OUTLET
220 VOLT OUTLET
CABLE TELEVISION OUTLET
TELEPHONE OUTLET
SINGLE SWITCH
GARAGE DOOR OPENER
CEILING EXHAUST FAN
THREE-WAY SWITCH
LANDSCAPE LIGHT
WALL MOUNTED FIXTURE / WALL SCONCE
RECESSED CAN FIXTURE (WALL WASH)
CEILING FAN W/ LIGHTS
NOTE:ALL FIXTURE AND OUTLET LOCATIONS SUBJECT
TO CODE COMPLIANCE AND STRUCTURAL
FRAMING MEMBER LOCATIONS
JUNCTION BOX
4
SMOKE AND CARBON MONOXIDE DETECTOR
LED STRIP FIXTURE
FOUR-WAY SWITCH
DB01
DB02
DB03
2'-6"
4'-0"
3'-0"
6'-8"
8'-0"
6'-8"
WB01
WB02
WB03
1'-6"
1'-6"
5'-0"
4'-0"
4'-0"
4'-0"
Casement
Casement
Casement
WINDOW SCHEDULE
No.Width Height Type Note/Remarks
DOOR SCHEDULE
No.Width Height Notes/Remarks
7'-6"3"NEW 2X4 WALLS WITH
INSULATION AT INSIDE
OF EXISTING WALLS
NEW 4" CONCRETE SL AB
THROUGHOUT ON BLUE
BOARD INSUL ATION
NEW FOUNDATION WALLS
NEW 4X10 BEAMS
RAISE WINDOW TO
3" ABOVE BEAMS
EXISTING 6"
VERTICAL SIDING
EXISTING 10"
HORIZONTAL SIDING
EXISTING ROOFING
EXISTING ROOFING
WB01WB02WB03
MAIN LEVEL
T.O. SUBFLOOR
5395.0
5389.6
LOW POINT 25'
FROM NEW BARN
THREAD IN EXISTING
AND RECL AIMED
BARNWOOD - PAINT
TO MATCH
PROPOSED GRADE
NEW STONE
VENEER AND CAP
TO MATCH HOUSE
EXISTING 4X4
COLUMNSLIGHT WEIGHT PANEL
LIGHT WEIGHT
CONCRETE PANEL
REGLET JOINT
3'-0"±19.8' N.T.S.MAIN LEVEL
T.O. SUBFLOOR
5395.0
REMOVE AND REPLACE
EXISTING WINDOWS -
MATCH SIZES - VERIFY SIZES
5389.6
LOW POINT 25' FROM NEW BARN
5409.4'
BASED ON
SURVEYED
RIDGE ELEVATION
THREAD IN EXISTING
AND RECLAIMED
BARNWOOD - PAINT
TO MATCH
NEW STONE
VENEER AND CAP
TO MATCH HOUSE
RETAINING WALL WITH STONE
VENEER AND STONE CAP
EXISTING 6"
HORIZONTAL SIDING
EXISTING CORBELS
EXISTING 6"
VERTICAL SIDING
EXISTING LOFT DOOR
EXISTING 6" CORNER TRIM
NEW 6" CORNER TRIM
EXISTING 6" CORNER TRIM
NEW 6" CORNER TRIM
EXISTING DOOR
EXISTING 6" TRIM
EXISTING 6"
FRIEZE TRIM
EXISTING 6"
VERTICAL SIDING
3'-0"REMOVE AND REPLACE
EXISTING WINDOWS -
MATCH SIZE - VERIFY SIZE
MAIN LEVEL
T.O. SUBFLOOR
5395.0
5389.6
LOW POINT 25'
FROM NEW BARN
THREAD IN EXISTING AND
RECL AIMED BARNWOOD -
PAINT TO MATCH
RETAINING WALL WITH STONE
VENEER AND STONE CAP
EXISTING DOOR
EXISTING 6" CORNER TRIM
NEW 6" CORNER TRIM
EXISTING PAINTING
EXISTING WINDOWS
AND TRIM
EXISTING CORBELS
EXSITING ROOFING
EXISTING TURNED
COLUMN
5393.0+
EXISTING 6"
VERTICAL SIDING
NEW STEPS -
7 1/2" MAXIMIM RISE
11" TREADS
HANDRAIL AND
GUARD RAIL PER CODE
MAIN LEVEL
T.O. SUBFLOOR
5395.0
REMOVE AND REPLACE
EXISTING WINDOWS -
MATCH SIZES - VERIFY SIZES
5389.6
LOW POINT 25'
FROM NEW BARN
THREAD IN EXISTING AND
RECL AIMED BARNWOOD -
PAINT TO MATCH
STONE VENEER
AND STONE CAP
EXISTING CORRUGATED
METAL VERTICAL SIDING
EXISTING 10"
HORIZONTAL SIDING
EXISTING CORBELS
NEW CORRUGATED
METAL VERTICAL SIDING
EXISTING 6"
FRIEZE TRIM
EXISTING ROOFING
NSCALE: 1/4" = 1'-0"11 Barn Main Level Floor Plan
0 2'4'8'
SCALE: 1/4" = 1'-0"7 Barn Existing West Elevation
0 2'4'8'
SCALE: 1/4" = 1'-0"3 Barn Existing East Elevation
0 2'4'8'
SCALE: 1/4" = 1'-0"5 Barn Existing North Elevation
0 2'4'8'
SCALE: 1/4" = 1'-0"1 Barn Existing South Elevation
0 2'4'8'
SCALE: 1/4" = 1'-0"9 Barn Main Level Electrical Plan
SCALE: 1/4" = 1'-0"10 Barn Section
SCALE: 1/4" = 1'-0"2 Barn New East Elevation
0 2'4'8'
SCALE: 1/4" = 1'-0"8 Barn New South Elevation
0 2'4'8'
SCALE: 1/4" = 1'-0"6 Barn New West Elevation
0 2'4'8'
SCALE: 1/4" = 1'-0"4 Barn New North Elevation
0 2'4'8'
BOZA Disposition of Approval Page 13 of 13