Disposition of Approval & Application Packet BOZ2021-21 1431 Kendall Drive
N O T I C E
FINDINGS AND DECISION OF THE CITY OF BOULDER BOARD OF ZONING
ADJUSTMENT DISPOSITION OF ZONING CASE
DOCKET NUMBER BOZ2021-00021
CONCERNING THE APPLICATION FOR A SETBACK VARIANCE REQUIREMENTS OF SECTION 9-7-1,
B.R.C. 1981 AT 1431 KENDALL DRIVE, BOULDER, COLORADO OF ERICA AND GEORGE GREEN, WHOSE
MAILING ADDRESS IS 1461 MONROE PLACE, LOUISVILL, COLORADO 80027.
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 construct a new entry covered porch onto the side of a 1990 BOZABA-approved front
addition to the single-family house, the applicants are requesting a variance to the front (south) yard setback in order
to meet the minimum front yard setback requirements for a principal structure in the RL-1 zoning district. The
resulting south setback will be approximately 12.5 feet (taken from the new covered porch) where 25 feet is required
and approximately 12 feet exists today (taken from the existing BOZABA-approved addition). 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
BOZA Disposition of Approval Page 1 of 20
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:
1431 KENDALL DR
40 7 TABLE MESA 2
7,004 SF
SINGLE FAMILY RESIDENCE
RELOCATION OF EXISTING WEST ENTRY DOOR OFF OF THE EXISTING DRIVEWAY TO THE
EAST ELEVATION OF THE PREVIOUSLY BOZA APPROVED ENCLOSED PORCH AREA WITHIN
THE FRONT YARD SETBACK, AS WELL AS ADD A NEW 64 SF COVERED PORCH AT THE EAST
ELEVATION WITHIN THE FRONT YARD SETBACK TO PROVIDE A NEW FRONT DOOR ENTRY.
2,736 SF
1,656 SF
17'-4 3/4"
2,830 SF
1,750 SF
17'-4 3/4"
1431 KENDALL DR
ERICA + GEORGE GREEN
BOULDER CO
CO
80305
80027LOUISVILLE
1461 MONROE PL 650-554-8423
402-440-2898
ericaranee@gmail.com
tiffany@beladesignstudio.com
BOZA Disposition of Approval Page 2 of 20
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)
X
BOZA Disposition of Approval Page 3 of 20
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__________
11.5.2021
BOZA Disposition of Approval Page 4 of 20
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.
TIFFANY MINSHAW, BELA DESIGN STUDIO
ERICA + GEORGE GREEN
1431 KENDALL DR
11.5.2021
BOZA Disposition of Approval Page 5 of 20
1461 monroe place
louisville, co 80027
t 650.554.8423
tiffany@beladesignstudio.com
5 November 2021
RE: 1431 KENDALL DR - BOZA VARIANCE APPLICATION
Planning and Development Services
City of Boulder
1739 Broadway, 3rd Floor
Boulder, CO 80302
I , residing at
give written consent for Tiffany Minshaw, bela design studio to apply for a BOZA variance application
for our proposed front porch.
SIGNATURE:
1
Erica Green 1431 Kendall Dr, Boulder
BOZA Disposition of Approval Page 6 of 20
1461 monroe place
louisville, co 80027
t 650.554.8423
tiffany@beladesignstudio.com
5 November 2021
Planning and Development Services - BOZA
City of Boulder
1739 Broadway, 3rd Floor
Boulder, CO 80302
RE: 1431 KENDALL DR, BOULDER - WRITTEN STATEMENT
Please refer to the following written statement satisfying the variance criteria applicable requirements.
BOZA VARIANCE CRITERIA:
CRITERIA FOR VARIANCES
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
(ii) There is a physical disability affecting the owners 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
(B) The unusual circumstances or conditions do not exist throughout the neighborhood or zoning district in which the
property is located; and
(C) Because of such physical circumstances or conditions the property cannot reasonably be developed in conformity with
the provisions of this chapter; and
(D) Any unnecessary hardship has not been created by the applicant.
The existing front entry door currently resides on the west elevation of the now conditioned
enclosed front porch, directly off of the existing driveway, making it very difficult to use this
front door location properly when cars are parked on the driveway. This situation does not
occur throughout the neighborhood given this enclosed front porch was a previous BOZA
approval. Because this existing enclosed front porch is within the front yard setback, the
proposed front entry door location and covered front porch at the east side is, therefore, also
within the front yard setback. This has not presented a hardship.
1
BOZA Disposition of Approval Page 7 of 20
2. Energy Conservation
(A) The variance will permit construction of an addition to a building that was constructed on or before January 1, 1983;
(B) The proposed addition will be an integral part of the structure of the building;
(C) The proposed addition will qualify as a "solar energy system" as defined in Section 9-16, "Definitions," B.R.C. 1981, or
will enable the owner of the building to reduce the net use of energy for heating or cooling purposes by a minimum of
10% over the course of a year of average weather conditions for the entire building; and
(D) The costs 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.
The existing house was built in 1967. The proposed front covered porch is integral in providing
a proper front entry to the existing house, and the design aesthetic is in keeping with the Mid-
Century Ranch style of the existing home. This exterior covered front porch will not increase the
use of energy for heating and cooling purposes. The costs would be substantially greater in
trying to provide a front porch within the existing setback given the current layout of the
existing house, window well and driveway locations, and having to rearrange majority of the
interior layout of the main level.
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) 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
(C) 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.
The proposed covered front porch is on the south side of the property, somewhat centrally
located on the lot, and would not interfere with the basic solar access protection, and is well
below the solar access volume and the max. height of the existing roof.
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.
The property is 54 years old, is not designated as a landmark, nor is it located within a historic
district.
5. Requirements for All Variance Approvals
(A) Would not alter the essential character of the neighborhood or district in which the lot is located;
(B) Would not substantially or permanently impair the reasonable use and enjoyment or development of adjacent
property;
(C) Would be the minimum variance that would afford relief and would be the least modification of the applicable
provisions of this title; and
(D) Would not conflict with the provisions of Section 9-9-17, "Solar Access," B.R.C.1981.
The proposed front covered porch is designed in keeping with the aesthetics of the existing
house and neighborhood. It does not impair adjacent properties with it's proposed location.
The proposed porch design is based on Section 9-7-4, "Setback Encroachments for Front
Porches," B.R.C. 1981, and does not conflict with the Solar Access being that it's located within
the property's own south yard and below the existing roof.
2
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