Disposition of Approval & Application Packet BOZ2021-20 1922 Tyler Road
N O T I C E
FINDINGS AND DECISION OF THE CITY OF BOULDER BOARD OF ZONING
ADJUSTMENT DISPOSITION OF ZONING CASE
DOCKET NUMBER BOZ2021-00020
CONCERNING THE APPLICATION FOR A SETBACK VARIANCE REQUIREMENTS OF SECTION 9-7-1,
B.R.C. 1981 AT 1922 TYLER ROAD, BOULDER, COLORADO OF TED AND DENNA BIDERMAN, WHOSE
MAILING ADDRESS IS 1922 TYLER ROAD, BOULDER, COLORADO 80304.
On December 9, 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 renovate and add onto the single-family home, the applicants are requesting a variance to the
continuous front (east) setback for a principal structure on a “corner lot” in the RL-1 zoning district in order to meet
the front yard setback requirement. The resulting east setback will be approximately 10.5 feet (taken from the
attached garage addition) where 25 feet is required and 20.9 feet exists today. 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 4-0 (J. Lester absent).
EXECUTED this 9th day of December 2021, effective as of, December 9, 2021.
J. Rudd, Presiding Officer of the Board at the Meeting
By: ______________ ___________________________
Robbie Wyler, Secretary to the Board of Zoning Adjustment
This decision constitutes a final decision as of the date of the hearing at which it was reached. If a variance was
granted, the variance expires within 180 (one hundred eighty) days from the date on which it were granted unless a
building permit for such variance is applied for within such period.
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor • P.O. Box 791, Boulder, Colorado 80306-0791
phone 303-441-1880 • fax 303-441-3241 • email plandevelop@bouldercolorado.gov
www.boulderplandevelop.net
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City of Planning and Development Services November 3,2021
1739 Broadway – Third Floor
Boulder, CO 80302
Variance Application Written Statement of Proposal
1922 Tyler Rd.
Boulder, CO 80304
The applicant (at the request of the property owners) is proposing consideration for a variance to the
property setbacks (BRC 9-7-1) at the property listed above.
The property is bordered by Tyler Rd. to the north and east. Tyler Rd. curves around the triangular
shaped lot resulting in front yard setback restrictions (25’) being applied to roughly ½ of the property.
This restriction, coupled with the rear yard setback (25’) creates an unusual and severely restrictive legal
building area on this particular lot. 275 linear feet of the 350 total linear feet of property line requires a
minimum 25’ setback. This situation results in a specific and unusual physical circumstance related to
this lot and these owners that is not found in the adjacent neighborhood properties and creates an
unnecessary hardship.
1) The proposal submitted is for a variance to allow encroachment into to current setback on the
east side of the property as Tyler Rd. curves south. This could technically be construed as the
side-yard of this property under standard circumstances. Under this proposal, the setback would
be revised from minimum 25’ to the minimum 10’-6” at side yards next to a street. See graphic
clarification below:
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Assuming the variance as noted above is granted, the applicant is requesting consideration for a staff
level variance for encroachment into the revised side yard setback by less than 20%. The proposed side
yard setback encroachment would allow for the proposed NE corner of the new Garage to align with the
current north face of the home providing the most efficient driveway access of off Tyler Rd. The building
corner would encroach into the side wall setback no more than 2 feet and would have a total of 3 sq.ft. of
floor area encroaching into the setback. See graphic clarification below:
Please see our direct responses to the variance criteria in red below:
BOZA VARIANCE CRITERIA
(h) CRITERIA FOR VARIANCES
The BOZA may grant a variance only if it finds that the application satisfies all of the applicable
requirements of paragraph (1), (2), (3), or (4) of the Subsection and the requirements of
paragraph (5) of this Subsection.
(1) Physical Conditions or Disability
(A) There are:
i. Unusual physical circumstances or conditions, including
without limitation, irregularity, narrowness or shallowness of
the lot, or exceptional topographical or other physical
conditions peculiar to the affected property; or
As noted above, the setbacks on this lot are unusually
restrictive as a large portion of the lot is bordered by Tyler Rd
and is considered “front yard” requiring a minimum 25’
setback. With the rear setback also requiring a minimum 25’
setback, 275 linear feet of the 350 total linear feet of
property line requires a minimum 25’ setback
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ii. There is a physical disability affecting the owner of the
property or any member of the family of an owner who
resides on the property which impairs the ability of the
disabled person to utilize or access the property; and NA
(B) The unusual circumstances or conditions do not exist throughout the
neighborhood or zoning district in which the property is located; and
This condition is specific to this lot only in the neighborhood
(C) Because of such physical circumstances or conditions the property
cannot reasonably be developed in conformity with the provisions of
this chapter; and
The footprint of the existing home completely fills the
current horizontal allowable building area on the lot with no
room for expansion based on setback restrictions. The
square footage of the current home is 1,220. Per City of
Boulder Zoning regulations, the maximum allowable floor
area for this lot is 3,563 sq.ft. with 2,513 sq. ft. allowed at
grade. The maximum allowable sq. ft. at grade is more than
double the current footprint of the home, yet there is no
method for expansion on the lot under current setback
restrictions.
(D) Any unnecessary hardship has not been created by the applicant.
The applicant did not create the existing conditions.
(2) Energy Conservation
(A) The variance will permit construction of an addition to a building
that was constructed on or before January 1, 1983;
Acknowledged. This home was built in 1953.
(B) The proposed addition will be an integral part of the structure of
the building;
Acknowledged. The proposed addition includes an attached
single car garage to be located to the east of the existing home
and a new second story above the existing residence and garage
addition.
(C) The proposed addition will qualify as a “solar energy system” as
defined in Section 9-16, “Definition,” B.R.C. 1981, or will enable
the owner of the building to reduce the net use of energy for
heating and cooling purposes by a minimum of 10% over the
course of a year of average weather conditions for the entire
building; and
Solar energy system (as defined by Section 9-16 in the
Definitions section of B.R.C) means any human-made system
that relies upon sunshine as an energy source and is capable,
through physical, chemical, or biological means, of collecting,
distributing, storing (if appropriate to the technology), and
applying solar energy to beneficial use so as to reduce the
amount of nonsolar energy that would otherwise be used by at
least ten percent. (Solar)
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We anticipate the addition of a solar PV system – as required by
the City of Boulder – being incorporated into the structure.
(D) The cost of constructing any comparable addition within existing
setback lines so as to achieve comparable energy purposes
would be substantially greater than the cost of constructing the
addition which is proposed for the variance.
Sever setback restrictions (as previously described) prevent
constructing any comparable addition within existing setback
lines.
(3) Solar Access
(A) The volume of that part of the lot in which buildings may be built
consistent with this code has been reduced substantially as a
result of the provisions of Section 9-9-17, “Solar Access,” B.R.C
1981;
(B) Acknowledged. Provisions of Section 9-9-17 “Solar Access,”
B.R.C 1981; significantly limit the volume allowed to be
constructed above the west portion of the existing home.
For clarification, we have provided a solar envelope study for
clarification (Re: sheet A103 in submittal package)
(C) The proposed building or object would not interfere with the
basic solar access protection provided in Section 9-9-17, “Solar
Access,” B.R.C. 1981; and
Acknowledged. For clarification, we have provided a solar
envelope study for clarification (Re: sheet A103 in submittal
package)
(D) The volume of the proposed building to be built outside of the
building setback lines for the lot will not exceed the amount by
which the buildable volume has been reduced as a result of the
provisions of Section 9-9-17, “Solar Access,” B.R.C. 1981.
Acknowledged. The amount by which the buildable volume has
been reduced as a result of the provisions of Section 9-9-17,
“Solar Access,” B.R.C. 1981 is 500 cubic feet. The volume of the
proposed building to be built outside of the building setback lines
is 300 cubic feet. For clarification, we have provided a solar
envelope study for clarification (Re: sheet A103 in submittal
package)
(4) Designated Historic Property
The property could be reasonably developed in conformity with the provisions of
this chapter, but the building has been designated as an individual landmark or
recognized as a contributing building to a designated historic district. As part of
the review of an alteration certificate pursuant to Chapter 9-11,”Historic
Preservation,” B.R.C. 1981, the approving authority has found that development
in conforming locations on the lot or parcel would have an adverse impact upon
the historic character of the individual landmark or the contributing building and
the historic district, if a historic district is involved. NA
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(5) Requirements for All Variance Approvals
(A) Would not alter the essential character of the neighborhood or
district in which the lot is located;
The proposed addition is consistent in character and scale with
adjacent and neighboring properties.
(B) Would not substantially or permanently impair the reasonable
use and enjoyment or development of adjacent property;
The proposed addition would not interfere or affect any adjacent
property:
• There are no properties located directly north or east of
the lot as the lot is bordered by Tyler Rd. on these sides.
There is significant distance and elevation change
between this lot and any neighbors across the street to
the north or east that the proposed addition will be of
little consequence.
• The adjacent neighbor to the south is on a lot located
roughly 10-12’ higher than this property. The addition
will not affect their views nor substantially or
permanently impair the reasonable use and enjoyment
or development of this property.
The proposed addition directly reflects the required bulk plane
standards and solar access requirements as detailed in Section 9-
9-17, “Solar Access,” B.R.C. 1981. The west ½ of the proposed 2nd
story addition is an exterior deck in order to remain below the
height restrictions imposed by the solar standards. For
clarification, we have provided a solar envelope study for
clarification (Re: sheet A103 in submittal package)
(C) Would be the minimum variance that would afford relief and
would be the least modification of the applicable provisions of
this title; and
Acknowledged. Due to the specific and excessively restrictive
setback requirements imposed on this lot, this would be the
minimum variance that would afford relief and would be the
least modification of the applicable provisions of this title to
allow any proposed development on this particular lot.
(D) Would not conflict with the provisions of Section 9-9-17, “Solar
Access,” B.R.C. 1981.
(E) All provisions of Section 9-9-17, “Solar Access,” B.R.C. 1981
would be met. For clarification, we have provided a solar
envelope study for clarification (Re: sheet A103 in submittal
package)
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WINDOW TAGDOOR TAGNORTH ARROWREVISION CLOUD AND TAGGRID LINE / MAP LINEVERTICAL ELEVATION REFERENCEEXTERIOR ELEVATION REFERENCEINTERIOR ELEVATION REFERENCE5' - 0"NOTEDIMENSION LINECENTERLINENOTE AND LEADER1WALL SECTION REFERENCEBUILDING SECTION REFERENCEDETAIL CALLOUTDETAIL SECTION REFERENCE23VIEW NAME1/8" = 1'-0"VIEW NUMBERVIEW NAMEVIEW SCALEROOF TAGSTAIR RISER TAG##WALL FINISH TAG####ROOM NAMEFLOORCLGROOM/FINISH TAGX###1#X-####X-####X-####X-###X###1111SHEET #SHEET NAMEISSUE DATEARCHITECTURALA001 Administrative Info11/3/2021C101 Civil Plan11/3/2021A101 Site and Grading Plan11/3/2021A102 FAR Calculation11/3/2021A103 Solar Analysis & Area Plans11/3/2021A104 Bulk Plane Diagrams11/3/2021AD201 Main Level & Roof Demo Plan11/3/2021A201 Main Level Floor Plan11/3/2021A202 Upper Level Floor Plan11/3/2021A203 Roof Plan11/3/2021A301 Exterior Elevations11/3/2021A302 Exterior Elevations11/3/20211922 Tyler RdBoulder, CO 80304City of BoulderTed and Denna Biderman .39*73&9.43&17*8.)*39.&1':.1).3,(4)*4;*7;.*<NSIJ]YTIWF\NSLXUWTOJHYYJFRFIRNSNSKTHTU^WNLMY[NHNSNY^RFURIOI.2 Scope.The provisions of the International Residential Code for One-and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one-and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures. Exception: Live/work units complying with the requirements of Section 419 of the International Building Code shall be permitted to be built as one-and two-family dwellings or townhouses. Fire suppression required by Section 419.5 of the International Building Code when constructed under the International Residential Code for One-and Two-family Dwellings shall conform to Section 903.3.1.3 of the International Building Code. RIOI.3 Intent.The purpose of this code is to establish minimum requirements to safeguard the public safety, health and general welfare through affordability, structural strength, means of egress facilities, stability, sanitation, light and ventilation, energy conservation and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to fire fighters and emergency responders during emergency operations. R301.1.2 Construction systems.The requirements of this code are based on platform and balloon-frame construction for light-frame buildings. The requirements for concrete and masonry buildings are based on a balloon framing system. Other framing systems must have equivalent detailing to ensure force transfer, continuity and compatible deformations. R303.1 Habitable rooms.All habitable rooms shall have an aggregate glazing area of not less than 8 percent of the floor area of such rooms. Natural ventilation shall be through windows, doors, louvers or other approved openings to the outdoor air. Such openings shall be provided with ready access or shall otherwise be readily controllable by the building occupants. The minimum openable area to the outdoors shall be 4 percent of the floor area being ventilated. R303.3 Bathrooms.Bathrooms, water closet compartments and other similar rooms shall be provided with aggregate glazing area in windows of not less than 3 square feet (0.3 m2), one-half of which must be openable.Exception: The glazed areas shall not be required where artificial light and a mechanical ventilation system are provided. The minimum ventilation rates shall be 50 cubic feet per minute (24 L/s) for intermittent ventilation or 20 cubic feet per minute (10 L/s) for continuous ventilation. Ventilation air from the space shall be exhausted directly to the outside. R303.6 Stairway illumination.All interior and exterior stairways shall be provided with a means to illuminate the stairs, including the landings and treads. Interior stairways shall be provided with an artificial light source located in the immediate vicinity of each landing of the stairway. For interior stairs the artificial light sources shall be capable of illuminating treads and landings to levels not less than 1 foot-candle (11 lux) measured at the center of treads and landings. Exterior stairways shall be provided with an artificial light source located in the immediate vicinity of the top landing of the stairway. Exterior stairways providing access to a basement from the outside grade level shall be provided with an artificial light source located in the immediate vicinity of the bottom landing of the stairway. SECTION R304 MINIMUM ROOM AREAS R304.1 Minimum area.Every dwelling unit shall have at least one habitable room that shall have not less than 120 square feet (11 m2) of gross floor area. R304.2 Other rooms.Other habitable rooms shall have a floor area of not less than 70 square feet (6.5 m2). Exception: Kitchens. R304.3 Minimum dimensions.Habitable rooms shall not be less than 7 feet (2134 mm) in any horizontal dimension. Exception: Kitchens. R304.4 Height effect on room area. Portions of a room with a sloping ceiling measuring less than 5 feet (1524 mm) or a furred ceiling measuring less than 7 feet (2134 mm) from the finished floor to the finished ceiling shall not be considered as contributing to the minimum required habitable area for that room. SECTION R305 CEILING HEIGHT R305.1 Minimum height.Habitable space, hallways, bathrooms, toilet rooms, laundry rooms and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet (2134 mm). Exceptions: 1. For rooms with sloped ceilings, at least 50 percent of the required floor area of the room must have a ceiling height of at least 7 feet (2134 mm) and no portion of the required floor area may have a ceiling height of less than 5 feet (1524 mm). 2. Bathrooms shall have a minimum ceiling height of 6 feet 8 inches (2032 mm) at-the center of the front clearance area for fixtures as shown in Figure R307.1. The ceiling height above fixtures shall be such that the fixture is capable of being used for its intended purpose. A shower or tub equipped with a showerhead shall have a minimum ceiling height of 6 feet 8 inches (2032 mm) above a minimum area 30 inches (762 mm) by 30 inches (762 mm) at the showerhead.R305.1.1 Basements.Portions of basements that do not contain habitable space, hallways, bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6 feet 8 inches (2032 mm). 1. Exception: Beams, girders, ducts or other obstructions may project to within 6 feet 4 inches (1931 mm) of the finished floor. SECTION R308 GLAZING R308.1 Identification.Except as indicated in Section R308.1.1 each pane of glazing installed in hazardous locations as defined in Section R308.4 shall be provided with a manufacturer's designation specifying who applied the designation, designating the type of glass and the safety glazing standard with which it complies, which is visible in the final installation. The designation shall be acid etched, sandblasted, ceramic-fired, laser etched, embossed, or be of a type which once applied cannot be removed without being destroyed. A label shall be permitted in lieu of the manufacturer's designation. SECTION R310 EMERGENCY ESCAPE AND RESCUE OPENINGS R310.1 Emergency escape and rescue required.Basements, habitable attics and every sleeping room shall have at least one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room. Where emergency escape and rescue openings are provided they shall have a sill height of not more than 44 inches (1118 mm) above the floor. Where a door opening having a threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead enclosure shall comply with Section R31 0.3. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the adjacent ground elevation shall be provided with a window well in accordance with Section R3l0.2. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way. Exception: Basements used only to house mechanical equipment and not exceeding total floor area of 200 square feet (18.58 m2).R310.1.1 Minimum opening area.All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet (0.530 m2).Exception: Grade floor openings shall have a minimum net clear opening of 5 square feet (0.465 m2). R310.1.2 Minimum opening height.The minimum net clear opening height shall be 24 inches (610 mm). R310.1.3 Minimum opening width.The minimum net clear opening width shall be 20 inches (508 mm). R310.1.4 Operational constraints.Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys, tools or special knowledge. R310.2 Window wells.The minimum horizontal area of the window well shall be 9 square feet (0.9 m2), with a minimum horizontal projection and width of 36 inches (914 mm). The area of the window well shall allow the emergency escape and rescue opening to be fully opened. Exception: The ladder or steps required by Section R3l 0.2.1 shall be permitted to encroach a maximum of 6 inches (152 mm) into the required dimensions of the window well. R310.2.1 Ladder and steps.Window wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with a permanently affixed ladder or steps usable with the window in the fully open position. Ladders or steps required by this section shall not be required to comply with Sections R3ll.7 and R3ll.8. Ladders or rungs shall have an inside width of at least 12 inches (305 mm), shall project at least 3 inches (76 mm) from the wall and shall be spaced not more than 18 inches (457 mm) on center vertically for the full height of the window well.SECTION R311 MEANS OF EGRESS R311.1 Means of egress.All dwellings shall be provided with a means of egress as provided in this section. The means of egress shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the exterior of the dwelling at the required egress door without requiring travel through a garage. R311.2 Egress door.At least one egress door shall be provided for each dwelling unit. The egress door shall be side-hinged, and shall provide a minimum clear width of 32 inches (813 mm) when measured between the face of the door and the stop, with the door open 90 degrees (1.57 rad). The minimum clear height of the door opening shall not be less than 78 inches (1981 mm) in height measured from the top of the threshold to the bottom of the stop. Other doors shall not be required to comply with these minimum dimensions. Egress doors shall be readily openable from inside the dwelling without the use of a key or special knowledge or effort. R311.3 Floors and landings at exterior doors. There shall be a landing or floor on each side of each exterior door. The width of each landing shall not be less than the door served. Every landing shall have a minimum dimension of 36 inches (914 mm) measured in the direction of travel. Exterior landings shall be permitted to have a slope not to exceed 1/4 unit vertical in 12 units horizontal (2-percent). Exception: Exterior balconies less than 60 square feet (5.6 m2) and only accessible from a door are permitted to have a landing less than 36 inches (914 mm) measured in the direction of travel. R311.3.1 Floor elevations at the required egress doors.Landings or floors at the required egress door shall not be more than 11/2 inches (38 mm) lower than the top of the threshold. Exception: The exterior landing or floor shall not be more than 73/4 inches (196 mm) below the top of the threshold provided the door does not swing over the landing or floor. When exterior landings or floors serving the required egress door are not at grade, they shall be provided with access to grade by means of a ramp in accordance with Section R311.8 or a stairway in accordance with Section R311.7.R311.3.2 Floor elevations for other exterior doors.Doors other than the required egress door shall be provided with landings or floors not more than 73/4 inches (196 mm) below the top of the threshold.Exception: A landing is not required where a stairway of two or fewer risers is located on the exterior side of the door, provided the door does not swing over the stairway.R311.3.3 Storm and screen doors.Storm and screen doors shall be permitted to swing over all exterior stairs and landings. R311.4 Vertical egress.Egress from habitable levels including habitable attics and basements not provided with an egress door in accordance with Section R3ll.2 shall be by a ramp in accordance with Section R311.8 or a stairway in accordance with Section R311. 7.R311.7 Stairways.R311.7.1 Width.Stairways shall not be less than 36 inches (914 mm) in clear width at all points above the permitted handrail height and below the required headroom height. Handrails shall not project more than 4.5 inches (114 mm) on either side of the stairway and the minimum clear width of the stairway at and below the handrail height, including treads and landings, shall not be less than 311/2 inches (787 mm) where a handrail is installed on one side and 27 inches (698 mm) where handrails are provided on both sides.Exception: The width of spiral stairways shall be in accordance with Section R311.7.9.1. R311.7.2 Headroom.The minimum headroom in all parts of the stairway shall not be less than 6 feet 8 inches (2032 mm) measured vertically from the sloped line adjoining the tread nosing or from the floor surface of the landing or platform on that portion of the stairway. Exception: Where the nosings of treads at the side of a flight extend under the edge of a floor opening through which the stair passes, the floor opening shall be allowed to project horizontally into the required headroom a maximum of 43/4 inches (121 mm).R311.7.3 Walkline.The walkline across winder treads shall be concentric to the curved direction of travel through the turn and located 12 inches (305 mm) from the side where the winders are narrower. The 12-inch (305 mm) dimension shall be measured from the widest point of the clear stair width at the walking surface of the winder. If winders are adjacent within the flight, the point of the widest clear stair width of the adjacent winders shall be used. R311.7.4 Stair treads and risers.Stair treads and risers shall meet the requirements of this section. For the purposes of this section all dimensions and dimensioned surfaces shall be exclusive of carpets, rugs or runners. R311.7.4.1 Riser height.The maximum riser height shall be 73/4 inches (196 mm). The riser shall be measured vertically between leading edges of the adjacent treads. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3fs inch (9.5 mm). R311.7.4.2 Tread depth.The minimum tread depth shall be 10 inches (254 mm). The tread depth shall be measured horizontally between the vertical planes of the foremost projection of adjacent treads and at a right angle to the tread's leading edge. The greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm). Consistently shaped winders at the walkline shall be allowed within the same flight of stairs as rectangular treads and do not have to be within 3/8 inch (9.5 mm) of the rectangular tread depth. Winder treads shall have a minimum tread depth of 10 inches (254 mm) measured between the vertical planes of the foremost projection of adjacent treads at the intersections with the walkline. Winder treads shall have a minimum tread depth of 6 inches (152 mm) at any point within the clear width of the stair. Within any flight of stairs, the largest winder tread depth at the walkline shall not exceed the smallest winder tread by more than 3fs inch (9.5 mm).R311.7.4.3 Profile.The radius of curvature at the nosing shall be no greater than 9/16 inch (14 mm). A nosing not less than 3/4 inch (19 mm) but not more than 11/4 inches (32 mm) shall be provided on stairways with solid risers. The greatest nosing projection shall not exceed the smallest nosing projection by more than 3/8 inch (9.5 mm) between two stories, including the nosing· at the level of floors and landings. Beveling of nosings shall not exceed 1/2 inch (12.7 mm). Risers shall be vertical or sloped under the tread above from the underside of the nosing above at an angle not more than 30 degrees (0.51 rad) from the vertical. Open risers are permitted, provided that the opening between treads does not permit the passage of a 4-inch diameter (102 mm) sphere. Exceptions: 1. A nosing is not required where the tread depth is a minimum of 11 inches (279 mm). 2. The opening between adjacent treads is not limited on stairs with a total rise of 30 inches (762 mm) or less. R311.7.4.4 Exterior wood/plastic composite stair treads. Wood/plastic composite stair treads shall comply with the provisions of Section R317.4. R311. 7.5 Landings for stairways.There shall be a floor or landing at the top and bottom of each stairway. Exception: A floor or landing is not required at the top of an interior flight of stairs, including stairs in an enclosed garage, provided a door does not swing over the stairs. A flight of stairs shall not have a vertical rise larger than 12 feet (3658 mm) between floor levels or landings. The width of each landing shall not be less than the width of the stairway served. Every landing shaft have a minimum dimension of 36 inches (914 mm) measured in the direction of travel. R311.7.6 Stairway walking surface.The walking surface of treads and landings of stairways shall be sloped no steeper than one unit vertical in 48 inches horizontal (2-percent slope). R311.7.7 Handrails.Handrails shall be provided on at least one side of each continuous run of treads or flight with four or more risers. R311.7.7.1 Height.Handrail height, measured vertically from the sloped plane adjoining the tread nosing, or finish surface of ramp slope, shall be not less than 34 inches (864 mm) and not more than 38 inches (965 mm).Exceptions: 1. The use of a volute, turnout or starting easing shall be allowed over the lowest tread. 2. When handrail fittings or bendings are used to provide continuous transition between flights, the transition from handrail to guardrail, or used at the start of a flight, the handrail height at the fittings or bendings shall be permitted to exceed the maximum height. R311.7.7.2 Continuity.Handrails for stairways shall be continuous for the full length of the flight, from a point directly above the top riser of the flight to a point directly above the lowest riser of the flight. Handrail ends shall be returned or shall terminate in newel posts or safety terminals. Handrails adjacent to a wall shall have a ~pace of not less than 11/2 inch (38 mm) between the wall and the handrails.Exceptions: 1. Handrails shall be permitted to be interrupted by a newel post at the turn. 2. The use of a volute, turnout, starting easing or starting newel shall be allowed over the lowest tread. R311. 7.7.3 Grip-size. All required handrails shall be of one of the following types or provide equivalent graspability. 1. Type I. Handrails with a circular cross section shall have an outside diameter of at least 1-1/4 inches (32 mm] and not greater than 2 inches (51 mm). If the handrail is not circular, it shall have a perimeter dimension of at least 4 inches (102 mm) and not greater than 6-1/4 inches (160 mm) with a maximum cross section of dimension of 2-1/4 inches (57 nun). Edges shall have a minimum radius of 0.01 inch (0.25 mm). 2. Type II. Handrails with a perimeter greater than 61/4 inches (160 mm) shall have a graspable finger recess area on both sides of the profile. The finger recess shall begin within a distance of 3/4 inch (19 mm) measured vertically from the tallest portion of the profile and achieve a depth of at least 5/16 inch (8 mm) within 7/8 inch (22 mm) below the widest portion of the profile. This required depth shall continue for at least 3fs inch (10 mm) to a level that is not less than P/4 inches (45 mm) below the tallest portion of the profile. The minimum width of the handrail above the recess shall be 1-1/4 inches (32 mm) to a maximum of 2-3/4 inches (70 mm). Edges shall have a minimum radius of 0.01 inch (0.25 mm). R311.7.9.1 Spiral stairways.Spiral stairways are permitted, provided the minimum clear width at and below the handrail shall be 26 inches (660 mm) with each tread having a 7-1/2-inch (190 mm) minimum tread depth at 12 inches (914 mm) from the narrower edge. All treads shall be identical, and the rise shall be no more than 9-1/2 inches (241 mm). A minimum headroom of 6 feet 6 inches (1982 mm) shall be provided. R311.8 Ramps. R311.8.1 Maximum slope.Ramps shall have a maximum slope of 1 unit vertical in 12 units horizontal (8.3 percent slope). Exception: Where it is technically infeasible to comply because of site constraints, ramps may have a maximum slope of one unit vertical in eight horizontal (12.5 percent slope). R311.8.2 Landings required.A minimum 3-foot-by-3-foot (914 mm by 914 mm) landing shall be provided:1. At the top and bottom of ramps. 2. Where doors open onto ramps. 3. Where ramps change direction. R311.8.3 Handrails required.Handrails shall be provided on at least one side of all ramps exceeding a slope of one unit vertical in 12 units horizontal (8.33-percent slope).R311.8.3.1 Height.Handrail height, measured above the finished surface of the ramp slope, shall be not less than 34 inches (864 mm) and not more than 38 inches (965 mm). SECTION R312 GUARDS R312.1 Where required.Guards shall be located along open-sided walking surfaces, including stairs, ramps and landings, that are located more than 30 inches (762 mm) measured vertically to the floor or grade below at any point within 36 inches (914 mm) horizontally to the edge of the open side. Insect screening shall not be considered as a guard. R312.2 Height.Required guards at open-sided walking surfaces, including stairs, porches, balconies or landings, shall be not less than 36 inches (914 mm) high measured vertically above the adjacent walking surface, adjacent fixed seating or the line connecting the leading edges of the treads. Exceptions: 1. Guards on the open sides of stairs shall have a height not less than 34 inches (864 mm) measured vertically from a line connecting the leading edges of the treads. 2. Where the top of the guard also serves as a handrail on the open sides of stairs, the top of the guard shall not be not less than 34 inches (864 mm) and not more than 38 inches (965 mm) measured vertically from a line connecting the leading edges of the treads. R312.3 Opening limitations.Required guards shall not have openings from the walking surface to the required guard height which allow passage of a sphere 4 inches (102 mm) in diameter. Exceptions: 1. The triangular openings at the open side of a stair, formed by the riser, tread and bottom rail of a guard, shall not allow passage of a sphere 6 inches (153 mm) in diameter. 2. Guards on the open sides of stairs shall not have openings which allow passage of a sphere 43/8 inches (111 mm) in diameter. SECTION R314 SMOKE ALARMS R314.1 Smoke detection and notification.All smoke alarms shall be listed in accordance with UL 217 and installed in accordance with the provisions of this code and the household fire warning equipment provisions of NFPA 72.R314.2 Smoke detection systems.Household fire alarm systems installed in accordance with NFPA 72 that include smoke alarms, or a combination of smoke detector and audible notification device installed as required by this section for smoke alarms, shall be permitted. The household fire alarm system shall provide the same level of smoke detection and alarm as required by this section for smoke alarms. Where a household fire warning system is installed using a combination of smoke detector and audible notification device(s), it shall become a permanent fixture of the occupancy and owned by the homeowner. The system shall be monitored by an approved supervising station and be maintained in accordance with NFPA 72. Exception: Where smoke alarms are provided meeting the requirements of Section R3I4.4. R314.3 Location.Smoke alarms shall be installed in the following locations: 1. In each sleeping room. 2. Outside each separate sleeping area in the immediate vicinity of the bedrooms. 3. On each additional story of the dwelling, including basements and habitable attics but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. R314.4 Power source. Smoke alarms shall receive their primary power from the building wiring when such wiring is served from a commercial source, and when primary power is interrupted, shall receive power from a battery. Wiring shall be permanent and without a disconnecting switch other than those required for overcurrent protection. Smoke alarms shall be interconnected. SECTION R315 CARBON MONOXIDE ALARMS R315.1 Carbon monoxide alarms. For new construction, an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and in dwelling units that have attached garages.R315.2 Where required in existing dwellings. Where work requiring a permit occurs in existing dwellings that pave attached garages or in existing dwellings within which fuel-fired appliances exist, carbon monoxide alarms shall be provided in accordance with Section R315.1. R315.3 Alarm requirements. Single station carbon monoxide alarms shall be listed as complying with UL 2034 and shall be installed in accordance with this code and the manufacturer's installation instructions.SECTION R317 PROTECTION OF WOOD AND WOOD BASED PRODUCTS AGAINST DECAYR317.1 Location required.Protection of wood and wood based products from decay shall be provided in the following locations by the use of naturally durable wood or wood that is preservative-treated in accordance with AWPA VI for the species, product, preservative and end use. Preservatives shall be listed in Section 4 of AWPA UI.1. Wood joists or the bottom of a wood structural floor when closer than 18 inches (457 mm) or wood girders when closer than 12 inches (305 mm) to the exposed ground in crawl spaces or unexcavated area located within the periphery of the building foundation.2. All wood framing members that rest on concrete or masonry exterior foundation walls and are less than 8 inches (203 mm) from the exposed ground. 3. Sills and sleepers on a concrete or masonry slab that is in direct contact with the ground unless separated from such slab by an impervious moisture barrier. 4. The ends of wood girders entering exterior masonry or concrete walls having clearances of less than 1/2 inch (12.7 mm) on tops, sides and ends. 5. Wood siding, sheathing and wall framing on the exterior of a building having a clearance or less than 6 inches (152 mm) from the ground or less than 2 inches (51 mm) measured vertically from concrete steps, porch slabs, patio slabs, and similar horizontal surfaces exposed to the weather.6. Wood structural members supporting moisture-permeable floors or roofs that are exposed to the weather, such as concrete or masonry slabs, unless separated from such t1Qors or roofs by an impervious moisture barrier. 7. Wood furring strips or other wood framing members attached directly to the interior of exterior masonry walls or concrete walls below grade except where an approved vapor retarder is applied between the wall and the furring strips or framing members. R317.1.1 Field treatment.Field-cut ends, notches and drilled holes of preservative-treated wood shall be treated in the field in accordance with A WPA M4. R317.1.2 Ground contact.All wood in contact with the ground, embedded in concrete in direct contact with the ground or embedded in concrete exposed to the weather that supports permanent structures intended for human occupancy shall be approved pressure-preservative-treated wood suitable for ground contact use, except untreated wood may be used where entirely below groundwater level or continuously submerged in fresh water. APPENDIX F RADON CONTROL METHODS SECTION AF103 REQUIREMENTS AFI03.1 General.The following construction techniques are intended to resist radon entry and prepare the building for post-construction radon mitigation, if necessary (see Figure AF102). These techniques are required in areas where designated by the jurisdiction. AFI03.2 Subfloor preparation.A layer of gas-permeable material shall be placed under all concrete slabs and other floor systems that directly contact the ground and are within the walls of the living spaces of the building, to facilitate future installation of a sub-slab depressurization system, if needed. The gas-permeable layer shall consist of one of the following: 1. A uniform layer of clean aggregate, a minimum of 4 inches (102 mm) thick. The aggregate shall consist of material that will pass through a 2-inch (51 mm) sieve and be retained by a 1/4-inch (6.4 mm) sieve. 2. A uniform layer of sand (native or fill), a minimum of 4 inches (102 mm) thick, overlain by a layer or strips of geotextile drainage matting designed to allow the lateral flow of soil gases.3. Other materials, systems or floor designs with demonstrated capability to permit depressurization across the entire sub-floor area. AFI03.3 Soil-gas-retarder.A minimum 6-mil (0.15 mm) [or 3-mil (0.075 mm) cross-laminated] polyethylene or equivalent flexible sheeting material shall be placed on top of the gas-permeable layer prior to casting the slab or placing the floor assembly to serve as a soil-gas-retarder by bridging any cracks that develop in the slab or floor assembly and to prevent concrete from entering the void spaces in the aggregate base material. The sheeting shall cover the entire floor area with separate sections of sheeting lapped at least 12 inches (305 mm). The sheeting shall fit closely around any pipe, wire or other penetrations of the material. All punctures or tears in the material shall be sealed or covered with additional sheeting. AFI03.4 Entry routes.Potential radon entry routes shall be closed in accordance with Sections AF103.4.1 through AFI03.4.1O. AFl03.4.1 Floor openings.Openings around bathtubs, showers, water closets, pipes, wires or other objects that penetrate concrete slabs or other floor assemblies shall be filled with a polyurethane caulk or equivalent sealant applied in accordance with the manufacturer's recommendations. AFI03.4.2 Concrete joints.All control joints, isolation joints, construction joints and any other joints in concrete slabs or between slabs and foundation walls shall be sealed with a caulk or sealant. Gaps and joints shall be cleared of loose material and filled with polyurethane caulk or other elastomeric sealant applied in accordance with the manufacturer's recommendations. AFI03.4.3 Condensate drains.Condensate drains shall be trapped or routed through nonperforated pipe to daylight. AFl03.4.4 Sumps.Sump pits open to soil or serving as the termination point for sub-slab or exterior drain tile loops shall be covered with a gasketed or otherwise sealed lid. Sumps used as the suction point in a sub-slab depressurization system shall have a lid designed to accommodate the vent pipe. Sumps used as a floor drain shall have a lid equipped with a trapped inlet. AFl03.4.5 Foundation walls.Hollow block masonry foundation walls shall be constructed with either a continuous course of solid masonry, one course of masonry grouted solid, or a solid concrete beam at or above finished ground surface to prevent passage of air from the interior of the wall into the living space. Where a brick veneer or other masonry ledge is installed, the course immediately below that ledge shall be sealed. Joints, cracks or other openings around all penetrations of both exterior and interior surfaces of masonry block or wood foundation walls below the ground surface shall be filled with polyurethane caulk or equivalent sealant. Penetrations of concrete walls shall be filled. AFl03.4.6 Dampproofing.The exterior surfaces of portions of concrete and masonry block walls below the ground surface shall be dampproofed in accordance with Section R406 of this code.AFl03.4.7 Air-handling units.Air-handling units in crawl spaces shall be sealed to prevent air from being drawn into the unit. Exception: Units with gasketed seams or units that are otherwise sealed by the manufacturer to prevent leakage. AFl03.4.8 Ducts. Ductwork passing through or beneath a slab shall be of seamless material unless the air-handling system is designed to maintain continuous positive pressure within such ducting. Joints in such ductwork shall be sealed to prevent air leakage. Ductwork located in crawl spaces shall have all seams and joints sealed by closure systems in accordance with Section M1601.4.1. AFl03.4.9 Crawl space floors.Openings around all penetrations through floors above crawl spaces shall be caulked, or otherwise filled to prevent air leakage. AFl03.4.l0 Crawl space access.Access doors and other openings or penetrations between basements and adjoining crawl spaces shall be closed, gasketed or otherwise filled to prevent air leakage. AF103.5 Passive submembrane depressurization system.In buildings with crawl space foundations, the following components of a passive sub-membrane depressurization system shall be installed during construction. Exception: Buildings in which an approved mechanical crawl space ventilation system or other equivalent system is installed. AF103.5.1 Ventilation.Crawl spaces shall be provided with vents to the exterior of the building. The minimum net area of ventilation openings shall comply with Section R408.1 of this code.AF103.5.2 Soil-gas-retarder.The soil in crawl spaces shall be covered with a continuous layer of minimum 6-mil (0.15 mm) polyethylene soil-gas-retarder. The ground cover shall be lapped a minimum of 12 inches (305 mm) at joints and shall extend to all foundation walls enclosing the crawl space area. AF103.5.3 Vent pipe.A plumbing tee or other approved connection shall be inserted horizontally beneath the sheeting and connected to a 3-or 4-inch-diameter (76 mm or 102 mm) fitting with a vertical vent pipe installed through the sheeting. The vent pipe shall be extended up through the building floors, terminate at least 12 inches (305 mm) above the roof in a location at least 10 feet (3048 mm) away from any window or other opening into the conditioned spaces of the building that is less than 2 feet (610 mm) below the exhaust point, and 10 feet (3048 mm) from any window or other opening in adjoining or adjacent buildings. AF103.6 Passive subslab depressurization system.In basement or slab-on-grade buildings, the following components of a passive sub-slab depressurization system shall be installed during construction. AF103.6.l Vent pipe.A minimum 3-inch-diameter (76 mm) ABS, PVC or equivalent gas-tight pipe shall be embedded vertically into the sub-slab aggregate or other permeable material before the slab is cast. A "T" fitting or equivalent method shall be used to ensure that the pipe opening remains within the sub-slab permeable material. Alternatively, the 3-inch (76 mm) pipe shall be inserted directly into an interior perimeter drain tile loop or through a sealed sump cover where the sump is exposed to the sub-slab aggregate or connected to it through a drainage system. The pipe shall be extended up through the building floors, terminate at least 12 inches (305 mm) above the surface of the roof in a location at least 10 feet (3048 mm) away from any window or other opening into the conditioned spaces of the building that is less than 2 feet (610 mm) below the exhaust point, and 10 feet (3048 mm) from any window or other opening in adjoining or adjacent buildings.AF103.6.2 Multiple vent pipes.In buildings where interior footings or other barriers separate the sub-slab aggregate or other gas-permeable material, each area shall be fitted with an individual vent pipe. Vent pipes shall connect to a single vent that terminates above the roof or each individual vent pipe shall terminate separately above the roof. AF103.7 Vent pipe drainage. All components of the radon vent pipe system shall be installed to provide positive drainage to the ground beneath the slab or soil-gas-retarder. AF103.8 Vent pipe accessibility. Radon vent pipes shall be accessible for future fan installation through an attic or other area outside the habitable space. Exception: The radon vent pipe need not be accessible in an attic space where an approved roof-top electrical supply is provided for future use. AF103.9 Vent pipe identification.All exposed and visible interior radon vent pipes shall be identified with at least one label on each floor and in accessible attics. The label shall read:"Radon Reduction System." AF103.l0 Combination foundations.Combination basement/crawl space or slab-on-grade/crawl space foundations shall have separate radon vent pipes installed in each type of foundation area. 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PROPERTY LINEPROPERTY LINEFRONT SETBACK LINEREAR SETBACK LINEP RO P O S E D S E T B ACK (V A RI AN C E )FENCE(E) 6" STONE WALLFR O N T S E TB A C K L IN E
DASHED LINE INDICATES NEW ROOF ABOVE(E) PORTION OF HOUSE WITHIN SETBACK ENCROACHMENT TO REMAIN, NO SCOPE OF WORK THIS AREA10' - 6"25' - 0"HOTTUBPROPOSED 2-STORY FRAME W/GARAGEAND CRAWL SPACE96.94'MIDPOINT BETWEEN FRONT AND REAR YARD SETBACKLINE INDICATES WALL@GRADE(E) SHEDTO REMAIN(E) S I D E Y AR D SET B AC K 8' - 2"9-7-4.(C) (1) -SETBACK ENCROACHMENTS FOR FRONT PORCHES.NO PORCH SHALL ENCROACH MORE THAN 8' INTO THE REQUIRED FRONT YARD SETBACK(2) THE TOTAL AREA OF ANY ENCROACHMENT OF THE PORCH INTO A FRONT YARD OR A SIDE YARD ADJACENT TO A STREET SHALL NOT EXCEED 150 SF(3)DEPTH OF PORCH: THE MINIMUM DEPTH OF THE PORCH SHALL NOT BE LESS THAN FIVE FEET1' BRICK WALLLOWEST POINT OF NATURAL GRADE(E) CONC KITCHEN COUNTER(E) 6" STONE WALL25' - 0"207 SF150 SF PORCH AREA 9' - 1"24' - 5"4' - 8"4' - 5"8' - 1"MIN 5'-0"6' - 3"7' - 9"4' - 8"21' - 9"102.94'MIDPOINT BETWEEN FRONT AND REAR YARD SETBACK10' - 6"25' - 0"92.49'109.84'T.O. MAIN FLOOR LEVELEL. 5358.06' SURVEY DATUMEL. 100' -0" PROJECT DATUM(E) PORTION OF HOUSE WITHIN SETBACK ENCROACHMENTWALL TYPE LEGENDEXISTING (E) WALL/ITEM TO REMAIN(E) WALL/ITEM TO BE DECONSTRUCTEDNEW (N) WALL0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:08 AM^ŝƚĞĂŶĚ'ƌĂĚŝŶŐWůĂŶϭϬϭBiderman Remodel1922 Tyler Rd Boulder, CO 803041" = 10'-0"2Site Plan - Existing/Demo1" = 10'-0"1Site Plan - Proposed1010201" = 10'-0"0FEETSCALEBOZA Disposition of Approval Page 15 of 28
1017 SFGARAGE 233 SF1272 SFPORCH 307 SFGARAGE241 SFDECK404 SFDECK92 SF831 SF0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:08 AM&ZĂůĐƵůĂƚŝŽŶϭϬϮBiderman Remodel1922 Tyler Rd Boulder, CO 803041/8" = 1'-0"1MAIN LEVEL EXISTING SQUARE FOOTAGE1/8" = 1'-0"2MAIN LEVEL PROPOSED SQUARE FOOTAGE1/8" = 1'-0"3UPPER LEVEL PROPOSED SQUARE FOOTAGEBOZA Disposition of Approval Page 16 of 28
F.F. MAIN LEVEL100' -0"TO SHEATHING UPPERLEVEL110' -1 1/8"TO PLATE117' -1 1/8"LINE REPRESENTS THE EXTENTSOF SOLAR ENVELOPELINE REPRESENTS THE EXTENTSOF SOLAR ENVELOPEROOF123' -4"MAX BUILDING HEIGHT127' -5 1/4"MIDPOINT 3104' -10"PROPERTY LINEP R O P E R T Y L I N E PROPERTY LINEP R O P E R T Y L IN E
PROPOSED 2-STORY RESIDENCEFRONT YARD SETBACKS I DE YA R D S ET B A C KEQEQEQSIDE Y A R D S E T B A C K
8' - 2"ABCDEFHIJ109.38'112.46'109.38'117.71'123.34'117.70'118.86'123.31'117.74'96.98'92.03'92.61'92.77'93.09'93.67'94.26'95.05'95.48'95.77'95.90'96.13'96.23'96.73'96.82'99.50'99.50'100.58'101.30'102.30'107.69'109.38'109.38'101.53'103.25'G122.74'94.82'99.50'NOTE: Public streets and alleyways are not protected by solar access regulations. Shadows cast in these areas are permissible.10' - 6"0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:08 AM^ŽůĂƌŶĂůLJƐŝƐΘƌĞĂWůĂŶƐϭϬϯBiderman Remodel1922 Tyler Rd Boulder, CO 803041/8" = 1'-0"3SECTION SOLAR ENVELOPE1" = 10'-0"4SITE PLAN - SOLAR ANALYSIS - PROPOSED1010201" = 10'-0"0FEETSCALEBOZA Disposition of Approval Page 17 of 28
F.F. MAIN LEVEL100' -0"LOWEST POINT OFNATURAL GRADE92' -5 1/4"BUILDING HEIGHT30' - 10 3/4"PROPERTY LINELOWEST EXPOSEDEXTERIOR POINT99' -1 3/4"PROPERTY LINEROOF123' -4"MAX BUILDING HEIGHT127' -5 1/4"110' - 5 1/8"35' - 0"12' - 0"45.00°12' - 0"EXISTING SIDE SETBACK8' - 2"PROPOSED SETBACK (VARIANCE)10' - 6"SIDE YARD BULK PLANE AS PER TABLE 9-7-9.MAX HEIGHT 35'-0"79' - 8 3/4"0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:11 AMƵůŬWůĂŶĞŝĂŐƌĂŵƐϭϬϰBiderman Remodel1922 Tyler Rd Boulder, CO 803043/16" = 1'-0"2NORTH ELEVATION - PROPOSED BULK43D BULKPROPERTY LINEFRONT YARD SETBACKMIDPOINT BETWEEN FRONT AND REAR YARD SETBACKLINEREAR YARD SETBACK12'-0"45.00°35'-0"BOZA Disposition of Approval Page 18 of 28
UPUP2123A103A3011A3012A3022BEDROOMENTRYPANTRYKITCHENLIVINGBATHBATHCLOSETDININGCLOSGARAGEMUDPWDRCOVERED PORCH1' - 3 3/8"CLOSETA104226' - 10"12' - 9 1/2"23' - 10"24' - 2 3/8"39' - 7"11' - 7"12' - 3 1/2"5' - 6 1/2"19' - 7 1/2"5' - 4 1/2"4' - 8"4' - 5"FRONT SETBACK LINEPROPERTY LINE25' - 0"9' - 1"9-7-4.(C) (1) -SETBACK ENCROACHMENTS FOR FRONT PORCHES.NO PORCH SHALL ENCROACH MORE THAN 8' INTO THE REQUIRED FRONT YARD SETBACK(2) THE TOTAL AREA OF ANY ENCROACHMENT OF THE PORCH INTO A FRONT YARD OR A SIDE YARD ADJACENT TO A STREET SHALL NOT EXCEED 150 SF(3) DEPTH OF PORCH: THE MINIMUM DEPTH OF THE PORCH SHALL NOT BE LESS THAN 5'-0" 6' - 3"(E) PORTION OF HOUSE -NO WORKREAR SETBACK LINEPROPOSED SETBACK 10.5' TO PROPERTY LINEWALL TYPE LEGENDEXISTING (E) WALL/ITEM TO REMAIN(E) WALL/ITEM TO BE DECONSTRUCTEDNEW (N) WALL0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:11 AMDĂŝŶ>ĞǀĞů&ůŽŽƌWůĂŶϮϬϭBiderman Remodel1922 Tyler Rd Boulder, CO 803041/4" = 1'-0"1MAIN LEVEL PROPOSED22468101/4" = 1'-0"0FEETSCALEBOZA Disposition of Approval Page 19 of 28
DNDN21123A103A3011A3012A3022A302111' - 3"2' - 7 5/8"12' - 0"4 1/2"2' - 0"10' - 6"13' - 0"4 1/2"4' - 11"7' - 6"11' - 0 5/8"4 1/2"10' - 0"12' - 0"6' - 0"STUDY/GAMEROOMCLOSETBEDROOMCLOSETCLOSETBATHMASTER BEDROOMCLOSETBATHDECKBALCONY3' - 6 1/4"CLOSETA104237' - 4 1/2"37' - 4 1/2"5' - 4 1/2"RAILING @ 3'-0" AFFRAILING @ 3'-0" AFFNOTES:AS PER TABLE:9-7-4.(C) (1) -SETBACK ENCROACHMENTS FOR FRONT PORCHES.NO PORCH SHALL ENCROACH MORE THAN 8' INTO THE REQUIRED FRONT YARD SETBACK(2) THE TOTAL AREA OF ANY ENCROACHMENT OF THE PORCH INTO A FRONT YARD OR A SIDE YARD ADJACENT TO A STREET SHALL NOT EXCEED 150 SF(3)DEPTH OF PORCH: THE MINIMUM DEPTH OF THE PORCH SHALL NOT BE LESS THAN 5'-0"(E) PORTION OF HOUSE WITHIN SETBACK ENCROACHMENT TO REMAIN, NO SCOPE OF WORK THIS AREARAILINGWALL TYPE LEGENDEXISTING (E) WALL/ITEM TO REMAIN(E) WALL/ITEM TO BE DECONSTRUCTEDNEW (N) WALL0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:11 AMhƉƉĞƌ>ĞǀĞů&ůŽŽƌWůĂŶϮϬϮBiderman Remodel1922 Tyler Rd Boulder, CO 803041/4" = 1'-0"1UPPER LEVEL PROPOSED22468101/4" = 1'-0"0FEETSCALEBOZA Disposition of Approval Page 20 of 28
3A103DECKDECK5" / 1'-0"5" / 1'-0"2" / 1'-0"8" / 1'-0"8" / 1'-0"2" / 1'-0"2" / 1'-0"2" / 1'-0"28' - 6 3/4"13' - 3 1/4"9' - 0"2' - 4"25' - 10"3' - 9 1/4"25' - 0"29' - 2 1/4"13' - 4 3/4"36' - 11"WALL TYPE LEGENDEXISTING (E) WALL/ITEM TO REMAIN(E) WALL/ITEM TO BE DECONSTRUCTEDNEW (N) WALL0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:12 AMZŽŽĨWůĂŶϮϬϯBiderman Remodel1922 Tyler Rd Boulder, CO 803041/4" = 1'-0"1ROOF PLAN22468101/4" = 1'-0"0FEETSCALEBOZA Disposition of Approval Page 21 of 28
F.F. MAIN LEVEL100' -0"TO SHEATHING UPPERLEVEL110' -1 1/8"TO PLATE117' -1 1/8"3A103ROOF123' -4"MAX BUILDING HEIGHT127' -5 1/4"PROPERTY LINEFRONT SETBACK LINE3' - 1"25' - 0"4' - 8"1' - 6"9-7-4.(C) (1) -SETBACK ENCROACHMENTS FOR FRONT PORCHES.NO PORCH SHALL ENCROACH MORE THAN 8' INTO THE REQUIRED FRONT YARD SETBACKF.F. MAIN LEVEL100' -0"TO SHEATHING UPPERLEVEL110' -1 1/8"TO PLATE117' -1 1/8"ROOF123' -4"F.F. MAIN LEVEL100' -0"11' - 10 3/4"F.F. MAIN LEVEL100' -0"0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:15 AM džƚĞƌŝŽƌ ůĞǀĂƚŝŽŶƐϯϬϭBiderman Remodel1922 Tyler Rd Boulder, CO 803041/4" = 1'-0"1EAST ELEVATION - PROPOSED1/4" = 1'-0"2NORTH ELEVATION - PROPOSEDNot To Scale3EAST ELEVATION - EXISTINGNot To Scale4NORTH ELEVATION - EXISTINGFor Reference onlyFor Reference onlyBOZA Disposition of Approval Page 22 of 28
F.F. MAIN LEVEL100' -0"TO SHEATHING UPPERLEVEL110' -1 1/8"TO PLATE117' -1 1/8"ROOF123' -4"MAX BUILDING HEIGHT127' -5 1/4"MIDPOINT 3104' -10"F.F. MAIN LEVEL100' -0"TO SHEATHING UPPERLEVEL110' -1 1/8"TO PLATE117' -1 1/8"3A103ROOF123' -4"MAX BUILDING HEIGHT127' -5 1/4"MIDPOINT 3104' -10"F.F. MAIN LEVEL100' -0"MAX BUILDING HEIGHT127' -5 1/4"F.F. MAIN LEVEL100' -0"MAX BUILDING HEIGHT127' -5 1/4"MIDPOINT 3104' -10"0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:18 AM džƚĞƌŝŽƌ ůĞǀĂƚŝŽŶƐϯϬϮBiderman Remodel1922 Tyler Rd Boulder, CO 803041/4" = 1'-0"2SOUTH ELEVATION - PROPOSED1/4" = 1'-0"1WEST ELEVATION - PROPOSED1/8" = 1'-0"3SOUTH ELEVATION - EXISTINGNot To Scale4WEST ELEVATION -EXISTINGBOZA Disposition of Approval Page 23 of 28
PRIMARYENTRYBEDROOMKITCHENLIVINGSTORAGE24' - 3 1/2"4' - 0"25' - 2"39' - 6 3/4"11' - 6 3/4"29' - 2"51' - 1 1/2"51' - 1 1/2"REMOVE AREA OF (E) ROOF,METAL ROOF & STRUCTURE(E) ROOF TO REMAIN26' - 3 1/2"26' - 3 3/4"15' - 2 3/4"11' - 7"20' - 6 1/4"6' - 9"24' - 0 1/2"29' - 1"WALL TYPE LEGENDEXISTING (E) WALL/ITEM TO REMAIN(E) WALL/ITEM TO BE DECONSTRUCTEDNEW (N) WALL0111/3/21For Permit & Const./ƐƐƵĂŶĐĞ^ĐŚĞĚƵůĞĞƐĐƌŝƉƚŝŽŶĂƚĞη%RXOGHU'XUDQJR ĨćŶĂƐĂƌĐŚŝƚĞĐƚƵƌĞ12/3/2021 11:29:19 AMDĂŝŶ>ĞǀĞůΘZŽŽĨĞŵŽWůĂŶϮϬϭBiderman Remodel1922 Tyler Rd Boulder, CO 803041/4" = 1'-0"1MAIN LEVEL DEMO PLAN1/4" = 1'-0"2ROOF DEMO PLAN22468101/4" = 1'-0"0FEETSCALEBOZA Disposition of Approval Page 24 of 28
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