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Item 3A - BOZ2023-04 1951 Alpine Setback Variance FINAL FOR POSTINGRevised September 2022 400.pdf City of Boulder Planning and Development Services 1739 Broadway, Third Floor • PO Box 791 • Boulder, CO 80306 Phone: 303-441-1880 • Web: boulderplandevelop.net BOARD OF ZONING ADJUSTMENT (BOZA) VARIANCE APPLICATION APPLICATION DEADLINE IS THE SECOND MONDAY OF EACH MONTH. MEETING DATE IS 4:00 P.M. ON THE SECOND TUESDAY 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 floor area existing:*Total floor area proposed: *Total building coverage existing:*Total 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: 1951 Alpine Avenue Boulder, CO 5 2 Hillcrest 6417.7 SF Single Family Residence We are requesting a variance to the accesory building setback as listed in BRC 9-7-2 Setback Standards for accessory buildings for a new 6.5'x11' structure. to be placed in the front yard setback. 2234 2304 2325 2409 9' for new structure28' Kyle Akin and Amanda McKeon 1951 Alpine Avenue Amanda's cell 603-817-2888 Boulder CO 80304 kyleakin@gmail.com Ransom Beegles, R Design Landscape Architecture 1200 Bannock St.970-402-9912 Denver CO 80204 ransomb@rdesignstudios.com 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) ❑Fence and Wall Variance (BRC 9-9-15) X 3 APPLICATION REQUIREMENTS All variance applications are electronic submittal and review. Visit the Planning & Development Services Online Center for additional information & guidance on the application process and how to apply. As a minimum, the following items MUST ultimately be provided for an application to be considered complete: •A completed and signed BOZA Application Form; •If applicant is other than owner(s), a written consent of the owner(s) of the property for which the variance is requested; •A detailed written statement thoroughly describing the variance request(s) and addressing all pertinent review criteria for approval - see following pages; •A signed and stamped Improvement Location Certificate or Site Improvement Survey and legal description by a registered surveyor; •A site development plan including setbacks, building elevations, interior layout/floor plans and any other pertinent exhibits; •A demolition plan clearly differentiating between existing/remaining and proposed portions of the structure(s); •Any other information pertinent to the variance request (e.g. neighbor letters, photos, historic records/approvals, renderings, etc.); •Sign Posting Acknowledgement Form - see following page. NOTE: The applicant is responsible for posting the property in compliance with city requirements. Obtaining sign(s) will be messaged to an applicant once it has been placed on an agenda. 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. •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__________ March 13, 2023 Kyle Akin, Owner 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. Kyle Akin 1951 Alpine Avenue Boulder, CO 80304 March 13, 2023 1951 ALPINE 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front StreetDESIGN BOARD OF ZONING ADJUSTMENT VARIANCE APPLICATION -PROJECT DESCRIPTION Dear Board of Zoning Adjustments Thank you for considering our project for a zoning variance for the accesory structure setback requirements. Our project is located at 1951 Alpine Avenue in Boulder, CO which is a single family residential property with an existing residence. As part of the landscape renovation which includes new retaining walls, fences, steps, plantings and irriga- tion, the owners have purchased a pre-manufactured sauna. This structure is 6.5’x 11’ x9’ tall and is constructed of high quality construction materials. Due to the unusual nature of this site, which has a large front yard that faces both Alpine Avenue to the south and Tyler Road to the north, the accesory structure setbacks limit the locations this element can be placed. Aside from the challenges with the geometry, the site is faced with extreme grading conditions particularly on the northeast side or rear yard which is one of the only locations within the accesory structure setbacks. The grading of the rear yard is not only extreme but re-grading could compromise the stabalization of the adjacent lot which sits higher in elevation than 1951 Alpine Avenue. We have submitted and been approved a retaining wall plan to provide a flat space for a usable yard south of the existing residence which is the most suitable location for the sauna structure to be placed. Due to these existing conditions, the owners at 1951 Alpine are faced with a challenging lot which has very limited flat, buildable areas located on the south side of the property. This is the reason for the location we are proposing the ac- cesory building, on the southeast corner of the existing residence. We feel this is apropriate due to the hardship of the site and have developed a landscape plan which incorporates the structure in a thoughtful manner that is respectful to the neighborhood. This structure is crafted of quality construction materials and architecturally compliments the house. It will also be set within a new fenced-in flat lawn area and hidden to the east through fencing and vegetation. Several neighbors have seen the plans and structure and have expressed their support of the design in written letters which have been submitted with this package. In order to ensure this design is an asset for the neighborhood, the landscape plan which includes retaining walls, fences, steps and new plantings will enhance the entire corner increasing curb appeal while complementing both the sauna structure and existing residence. In accordance with the BOZA variance criteria we feel this proposal satisfies all of the criteria. Below we have listed these in detail: (1) Physical Conditions or disability: (A) (i) There is unusual physical circumstances or conditions including, without limitation, irregularity, narrowness, shallow- ness of the lot, or exceptional physical conditions peculiar to the physical property. Response: There are numerous physical conditions which are uniqure to this property which warrant the request for this front yard setback variance. We have provided a series of diagrams which illustrate these conditions. These include, the setbacks and easements, existing topography, existing retaining structures, existing neighboring deck and easement, inaccesability for equipment along the east and northwest sides and negative impact a structure in this location will have on all neighboring lots. Each of these conditions is described in detail to follow: First, The unusual shape of the property and placement of the existing residence compresses the back yard to a small triangular shape. There are side yard setbacks on two sides of 3’ and a 10’ utility easement which runs along the northwest property line which futher compress the buildable area to a small space in which the proposed accesory building could not be placed with- out violation of the structure offsets of 6’. These factors alone would be constraining enough to warrant a variance if this were a flat site, which it is not. Second, the grade itself on 1951 Alpine avenue slopes between 10-14 feet from the house to the property line which is between 22 feet and 26 feet away from the residence. Re-grading this area, if it were possible, would result in slopes that are steeper than is allowed in the City of Boulder. There are several existing timber retaining walls which sit directly in the location any structure could be placed outside of the front yard setback. The existing retaining walls are critical to the stabalization of the grade for 3 neighboring residences and span across property lines to the proerties east and northwest of 1951 Alpine. Date: TO: RE: May 8, 2023 City of Boulder Planning and Development, Board of Zoning Adjustment Proposed Accesory Building 1951 Alpine Ave. in Boulder, CO. 1951 ALPINE 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front StreetDESIGN BOARD OF ZONING ADJUSTMENT VARIANCE APPLICATION -PROJECT DESCRIPTION Removing or reconstructing these retaining walls would cause a disturbance that would impact the slope stabilitzation of each of these properties and compromise the integrity of the walls which run to the northest and east, crossing property lines and stabalizing grades for 1965 Alpine, 1941 Tyler and 1975 Balsam Avenue. Third, access to the northeast part of the site is exteremly challenging by foot and nearly impossible with any equipment. Along the east property there is an existng easement which extends 5’ into the property and the neighboring owner has constructed a deck which provides access to the 1965 Alpine residence. This easement, the narrow space between the east property line and existing residence, the existing structure supporting the deck and grade along east side make access nearly impossible without removing the structures which sit in the easement that the 1965 Alpine owner uses for access. The west property line has significant grading challenges including a 9’ slope in 8’ which is held back by existing timber retain- ing walls which extend across the property line into the property at 1941 Tyler avenue. Regrading to allow access along the west properrty line is impossible without impacting the the slope on 1941 Tyler Avenue which sits 25 feet below 1965 Alpine. Even if re-graded, access would still not be possible for any equiment with the resulting grades. Fourth the neighbor to the east at 1965 Alpine Avenue has written support of the variance request as it places the accesory building in a low impact location. If the accesory building were proposed in the northeast corner of 1951 Alpine, it would sit directly in the sight lines to the west which would cause significant impact and, we have confirmed, would not be supported by the neighbor. This location would be in the direct sight lines of both neighbors to the east. (B)The unusual circumstances or conditions do not exist throughout the neighborhood or zoning district in which the property is located, and (see response to item C) Response:This site is unique to both the neighborhood and zoning district in that it is a corner lot with a geometric alignment of the property lines which compresses what would appear to be the rear yard, has very shallow side yards and the front yard requires front yard setbacks on both the south and west sides because the lot is bordered by Alpine Avenue to the south and Tyler Road to the west. When offseting the front yard property line by 12.5’, side yards by 5’ to the southeast and 10’ to the northwest and 3’ from the smaller rear property line there are no remaining areas in which an accesory structure of this size (the size considered acceptable as a shed (6.5’x11’) can be placed and still conform with the offsets from the main residence. This is unique to the neighborhood as few sites of this size have the unique character of bordering two streets and having such a small size for the rear yard. The grading of this site is also unique to the neighborhood in that the rear yard has significant slopes but is also retaining the grade for the adjacent properties which side higher in elevation. There are no other lots within the neighboor- hood which feature both of these constraining factors. C) Because of such physical circumstances or conditions the property cannot be reasonably be developed in conform- ity with the provisions of this chaper and (see response D): Response: There is no location on the 1951 Alpine Avenue site that can be developed with an accesory structure by-right, without a variance. There is only a small area which can even be developed without a variance from the Front Yard Accesory Structure Setback and the process with which to develope this area is not reasonable due to the existing physical and legal constraints listed in the response to (1) (A)(i). Knowing that any location on the site will require a variance we are proposing a location for the accesory building that has the least impact to the site, immediate neighbor and the neighborhood. The existing residence, which was constructed well before it was purchased by the homeowners, is placed on the site in a location in which the remaining rear yard is not large enough for this structure to be located within it while conforming to the accesory structure offsets from main residence. The side yards are both narrow and inaccesible with any kind of equipment and the front yard wraps two sides of the residence, limiting the constructable area in the rear yard due to the uniquely large front yard setback. The topography, setbacks, easements and existing structure in the rear yard location do not allow for the construction of a structure witout requiring the removal of retaining walls which will compromise the stabalization of the residences adjacent to the site, add significant scarring of the land to construct footings and require the removal of existing retaining structures which will create unstable sloping conditions on the neighboring lots, in particular 1941 Tyler Rd. The residence east of 1941 Tyler Road sits 25’ below the site of 1965 Alpine and the slope between the two sites is being retained by walls at 1951 Alpine Ave running west between the two sites. Date: TO: RE: March 19, 2023 City of Boulder Planning and Development, Board of Zoning Adjustment Proposed Accesory Building at 1951 Alpine Ave. in Boulder, CO. 1951 ALPINE 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front StreetDESIGN BOARD OF ZONING ADJUSTMENT VARIANCE APPLICATION -PROJECT DESCRIPTION Removing any part of these walls could pose hazard by risking the slope stabilization above the 1941 Tyler Rd. residence. When we spoke to the project structural engineer about this area his opinion was “It can be difficult to modify portions of exist- ing timber walls (guessing that’s what’s there based on the rest of the site), and I could see a scenario where a large percentage of the existing wall would need to be removed. Additionally, constructing new walls there would likely result in the need to ex- cavate a fairly large area for construction, extending back into the neighbor’s property. Not really knowing what the neighbor’s structural systems are (in particular their foundation) I would be really hesitant to go anywhere near those.” D) Any unneccesary hardship has not been created by the applicant. Response: The existing conditions of this site were the conditions in place when the current owners purchased the property. The property lines , setbacaks and unusual easements cause the constraints with accesory structure placement and the topography is in the condition of the site as it was purchased. The hardships were created from conditions that were established long before the homeowners purchased this property and the only modifications they have made are currently being constructed to help retain the slopes and improve the stabalization of the site. The homeowners are exercising their right to have an accesory building on the property. They are proposing a structure which is within an allowable SF and does not exceed any building coverage, size limitations or solar fence impacts on the neighboring lots. The by-right location is constrained by multiple mitigating factors including the setbacks and easements which do not allow a structure to be constructed without a variance request. Beyond this, any location not in the front yard setback has a far greater impact on the neighboring homes, greater environmental impact and significantly impacts many other properties. The proposed location and variance request was done in an effort to limit the hardships of the site. In addition, as a good faith effort, the owners are making a large investment in the beautification of the landsacpe in the front of the house by replacing aged retaining walls and walkways with new masonry walls placed to preserve the existing trees, vegetation, fencing and walkways and patios which will be a benefit to both the architecture and the neighborhood. The proposed location of the structure will have the least amount of impact to the grading and drainage and, combined with the new landscape which is unders construction, will actually improve the setting and condition of the existing sites grading, drainage and richness of the public-facing facade of the project. REQUIREMENTS FOR ALL VARIANCE APPROVALS: (5) (A) Would not alter the essential character of the neighborhood or district in which the lot is located. Response: The current neighborhood features an eclectic range of architectural styles and scale ranging from traditional design materials such as masonry and wood to stucco and glass modern homes. Many of the more attractive landscape materials in the neighborhood, which are an integral part of the streetscape experience, include wood fences, steel planters and perenni- als and grasses. All of these materials will be installed at 1951 Alpine Avenue as a part of the landscape renovation currently under construction. Traveling west along Alpine Avenue many of the sites have detached garages which face Alpine Avenue adding a smaller scale structure to the neighborhood experience. The proposed accesory structure, will be largely concealed behind a new fence and plantings but when viewed will harmonize with the home’s color and is constructed of high qualityma- terials which will enhance the texture of the streetscape. Placing the structure outside of the front yard setback would significantly alter the neighborhood’s character. The building would be placed directly in the sightlines of the neighboring residences, would sit much higher in elevation and require distur- bances that would impact existing structures and slopes on all of the neighboring properties. (B) Would not substantially or permanently repair the reasonable use and enjoyment of the development of adjacent property Response: The homeowners at 1951 Alpine have spoken with the neighbors who are within the closests proximity of the loca- tion of the sauna structure for which the variance is being requested (The neighbors to the east and northwest,1965 Alpine and 1941 Tyler Rd, and two neighbors to the south,1996 Alpine Avenue and 2001 Mesa Drive). These neighbors have reviewed the proposed variance and design and will provide written documentation supporting the variance. The structure itself is only 9 feet tall and will be concealedbehind a 6’ fence. The neighboring property to the east is the only property directly adjacent to the proposed structure and is currently concealed from it by a large existing Pine tree. The structure itself because of its location will also have no impact on the solar of any of the adjacent neighbors. The neighbor to the east 1965 Alpine Avenue would be significantly impacted by the site if it were placed in the rear yard. Date: TO: RE: March 19, 2023 City of Boulder Planning and Development, Board of Zoning Adjustment Proposed Accessory Building at 1951 Alpine Ave. in Boulder, CO. 1951 ALPINE 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front StreetDESIGN BOARD OF ZONING ADJUSTMENT VARIANCE APPLICATION -PROJECT DESCRIPTION (C) Would be the minimum variance that would afford relief and would be the least modification of the applicable provisions of this title. Response: The design team considered all of the possible locations for the proposed accesory building and every possible location would require a variance due to the unique constraints of the site. The location to the northeast of the house, the “Rear Yard” will require multiple variances due to the minimal space from the house to the accesory structure setback which is compressed by existing easments. In order to access this location, the homeowners would be required to request the removal of the deck on the 1965 Alpine Avenue property which encroaches, via easment into 1951 Alpine. This process is even more significant and impactful than a variance. The grading as well would require extensive retaining walls and without terracing would require variances to retain the height needed in order to create a surface large enough for any structure, as the setbacks required between walls is not acheivable with the utility setback from the northeast lot line. The proposed location is the most logical placement on this site and requires the least modification of the applicable provi- sions as we are asking for an exemption from the front yard accesory structure setback only and have provided additional screening and design elements which will express the intent of the front yard setback by screening the accesory structure from the sidewalk level and providing a “setting” for the structure which gives it intention. This location also requires the least use of resources, regrading and retaining. The proposed location will also create the lowest impact on all of the adjacent neighbors which is evident in the support the owners have received in this variance application. D) Would not conflict with the provisions of Section 9-9-17, Solar Access B.R.C. 1981 Response: Within section 9-9-17 of the B.R.C. this lot is considered located in SA Area I (the site is zoning district RL-1) and “No person shall erect an object or structure on any other lot that would shade a protected lot in SA Area I to a greater degree than the lot would be shaded by a solar fence twelve feet in height, between two hours before and two hours after local solar noon on a clear winter solstice day” In the solar access worksheet it states “If the proposed construction consists exclusively of building elements that are shorter than the solar fence in Question, no solar analysis is required. Our Zone district is protected by a12’ solar fence and our structure is 9’ in height so we are below the required height required for a solar analysis. Please see the attached plans and diagrams which illlustrate the information on the existing site conditions, the accesory building and depict the landscape renovation which has been permitted and is currently under consttuction. We look forward to reviewing this with you and providing any additional information you may request. Best regards, Ransom Beegles, Principal R Design Landscape Architecture Inc. Representing Kyle Akin and Amanda McKeon, homeowners 1951 Alpine Avenue, Boulder, CO. Date: TO: RE: March 19, 2023 City of Boulder Planning and Development, Board of Zoning Adjustment Proposed Accessory Building at 1951 Alpine Ave. in Boulder, CO. 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front Street landscape architecture + planning + urban design DESIGN BOZA VARIANCE REQUEST PRESENTATION BOZA VARIANCE REQUEST PRESENTATION 1951 ALPINE AVE N 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION SITE PLAN NEIGHBORING ARCHITECTURE EXISTING RESIDENCE PROPOSED ACCESSORY STRUCTURE 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE BOZA VARIANCE REQUEST PRESENTATION BOZA VARIANCE REQUEST PRESENTATION EXISTING SITE CONSTRAINTS 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION PROPERTY EXISTING RESIDENCE TOTAL PROPERTY: EXISTING RESIDENCE: REMAINING DEVELOPABLE: 6,473 SF 2,520 SF 3,953 SF 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION SETBACKS 0-3’ REAR SETBACK 0-3’ SIDE SETBACK 55’ FRONT SETBACK 0-3’ SIDE SETBACK TOTAL PROPERTY: EXISTING RESIDENCE: SETBACKS: REMAINING DEVELOPABLE: 9-7-1. - SCHEDULE OF FORM AND BULK STANDARDS TABLE 7-1: FORM AND BULK STANDARDS SETBACK AND SEPARATION REQUIREMENTS: ACCESSORY BUILDINGS AND USES RL-1 MINIMUM FRONT YARD SETBACK USES : 55’ RL-1 MINIMUM SIDE YARD SETBACK FROM AN INTERIOR LOT LINE: 0’ OR 3’ RL-1 MINIMUM REAR YARD SETBACK: 0’ OR 3’ 6,473 SF 2,520 SF 3,261 SF 692 SF 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION EASEMENTS N.B. ENCROACHMENTS & ACCESS BY ADJACENT OWNERS COVERED BY EASEMENTS 5’ UTILITIY EASEMENT 10’ UTILITY EASEMENT 5’ ACCESS EASEMENT FILM 1458, REC. 857766 & 5’ ENCROACHMENT & AC- CESS EASEMENT, FILM 1952, REC. 1406098 TOTAL PROPERTY: EXISTING RESIDENCE: SETBACKS: EASEMENTS: REMAINING DEVELOPABLE: 6,473 SF 2,520 SF 3,261 SF 232 SF 460 SF 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION SEPARATION 6’ SEPARATION FROM ARCHITECTURE TOTAL PROPERTY: EXISTING RESIDENCE: SETBACKS: EASEMENTS: SEPARATION: REMAINING DEVELOPABLE: 9-7-1. - SCHEDULE OF FORM AND BULK STANDARDS TABLE 7-1: FORM AND BULK STANDARDS SETBACK AND SEPARATION REQUIREMENTS: ACCESSORY BUILDINGS AND USES RL-1 MINIMUM SEPARATION BETWEEN ACCESSORY BUILDINGS AND ANY OTHER BUILDING: 6’ 6,473 SF 2,520 SF 3,261 SF 232 SF 250 SF 210 SF 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION TREES EXISTING TREE, TYP. TOTAL PROPERTY: EXISTING RESIDENCE: SETBACKS: EASEMENTS: SEPARATION: EXISTING TREES: REMAINING DEVELOPABLE: 6,473 SF 2,520 SF 3,261 SF 232 SF 250 SF 73 SF 137 SF 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION CONSTRAINTS EXISTING RESIDENCE 5’ UTILITIY EASEMENT 10’ UTILITY EASEMENT 6’ SEPARATION FROM ARCHITECTURE EXISTING TREE, TYP. 0-3’ REAR SETBACK 0-3’ REAR SETBACK 55’ FRONT SETBACK 0-3’ SIDE SETBACK TOTAL PROPERTY: EXISTING RESIDENCE: SETBACKS: EASEMENTS: SEPARATION: EXISTING TREES: REMAINING DEVELOPABLE: 6,473 SF 2,520 SF 3,261 SF 232 SF 250 SF 73 SF 137 SF 1975 BALSAM AVE 1941 TYLER RD 1965 ALPINE AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION WALLS 6 7 8 1 4 5 2 3 +TW5387.16/9’-6” LF/RR TIE +TW5380.61/8 LF/RR TIE +TW5376.89/63 LF/CONCRETE +TW5395.43/51 LF/RR TIE +/-FFE5393.71/26 LF/BRICK (ARCHITECTURE) +TW5391.42/44 LF/RR TIE +TW5395.43/40 LF/RR TIE +TW5398.18/EST. 50 LF/RR TIE N 1941 TYLER RD 1975 BALSAM AVE 1965 ALPINE AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION WALLS +TW5397.88+BW5394.57 ARCHITECTURE+BW5397.06 ARCHITECTURE+BW5393.71 +TW5394.06+BW5391.17 +TW5391.42+BW5387.67 +TW5393.72+BW5390.64+BW5388.46 +TW5395.31+BW5391.13 +TW5390.79+BW5388.52 TW5398.21+BW5394.19+ TW5393.96+BW53 89.91 + TW5393.96+BW5390.61+ TW5387.16+BW5381.96+ TW5380.55+BW5378.12+ TW5376.75+BW5370.25+ +5397.65 FFE5389.14+ 5387.34+ 5385.73 + N 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE REAR YARD AERIAL IMAGE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION WALLS 3 2 1 54 REAR YARD AERIAL IMAGE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION WALLS 3 2 1 WEST SIDE YARD LOOKING NORTH WEST SIDE YARD LOOKING NORTH IMAGERY 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION 1 2 6 7 8 1 2 3 6 1 PL 2 NORTHWEST VIEW OF THE EXTENTS OF WALL 1 REAR YARD LOOKING EAST IMAGERY 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION 2 354 3 2 1 REAR YARD LOOKING WEST REAR YARD LOOKING WEST IMAGERY 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION 45213 4 2 5 3 5 EAST SIDE YARD EAST SIDE YARD IMAGERY 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION 5 5 2 4 3 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION ACCESS WEST SIDE YARD EAST SIDE YARD SIDE YARD WIDTH: 4’-8” (3’-6” DUE TO EXST. TREES) GRADE CHANGE: 21’ WALL (8) HEIGHT: VARIES 5-6’ VERTICAL CLEARANCE: +/-9’-0” (ARCHITECTURE & TREES) SIDE YARD WIDTH: 4’-6” MAX 5’-8” CLEARANCE AT DECK ENCROACHMENT GRADE CHANGE: 9’-6” WALL (5) HEIGHT: VARIES 3-6’ VERTICAL CLEARANCE: N/A +5373.49 +5385.00 +5394.55 DECK ENCROACHMENT N 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE WEST SIDE YARD ACCESS EAST SIDE YARD ACCESS 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION IMAGERY BOZA VARIANCE REQUEST PRESENTATION BOZA VARIANCE REQUEST PRESENTATION POTENTIAL SITE IMPACTS 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION EXTERIOR N 1941 TYLER VIEWS 1965 ALPINE VIEWS NEIGHBOR’S ACCESS DISRUPTION 1975 BALSAM VIEWS (SECONDARY) (PRIMARY) (POTENTIAL WITH WALL DISTURBANCE) (PRIMARY) 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE EXISTING VIEW FROM 1965 ALPINE AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION IMAGERY 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION INTERNAL N ENVIRONMENTAL ENVIRONMENTAL/STRUCTURAL TREE REMOVAL FOR CONSTRUCTION ACCESS NEIGHBORING PROPERTY ACCESS DISTURBANCE STEP CONSTRUCTION REQUIRED FOR LONGTERM ACCESS RE-GRADEING/WALL DISTURBANCE *WALL DISTURBANCES MAY IMPACT NEIGHBORING PROPERTIES ENVIRONMENTAL/STRUCTURAL ENVIRONMENTAL EXTENSIVE SOIL EXCAVATION STABILIZATION OF INTERNAL WALLS *WALL DISTURBANCES MAY IMPACT NEIGHBORING PROPERTIES TREE REMOVAL FOR CONSTRUCTION ACCESS *DISTURBANCES TO ONE OR MORE OF EXISTING RETAINING WALLS MAY LEAD TO IMPACTS ON ADJACENT WALLS INCLUDING WALLS EXTENDING INTO NEIGHBORING PROPERTIES. 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE BOZA VARIANCE REQUEST PRESENTATION BOZA VARIANCE REQUEST PRESENTATION PROPOSED VARIANCE REQUEST 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION STRUCTURE N PROPOSED ACCESSORY STRUCTURE FOOTPRINT: 6.5’X11’ (71.5 SF) MATERIALS: MATTE SLATE BLACK (RICHLITE) & ARBORWOOD PINE NEIGHBORING ARCHITECTURE EXISTING RESIDENCE 3’-6”9’-2”6’-3” 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE NORTH & WEST FACADES WEST & SOUTH FACADES VIEW FROM ALPINE AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION IMAGERY 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION SCREENING N EXISTING EVERGREEN TREE, TYP. EXISTING DECIDUOUS TREE, TYP. 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION SCREENING N EXISTING TREE, TYP. 7’ HT. PRIVACY FENCE, TYP 3’ HT. SEMIPRIVATE RAILING, TYP PROPOSED DECIDUOUS TREE, TYP PROPOSED EVERGREEN TREE, TYP 1941 TYLER RD 1965 ALPINE AVE 1975 BALSAM AVE 1951 ALPINE AVEBOZA VARIANCE REQUEST PRESENTATIONBOZA VARIANCE REQUEST PRESENTATION IMAGERY Revised September 2022 400.pdf City of Boulder Planning and Development Services 1739 Broadway, Third Floor • PO Box 791 • Boulder, CO 80306 Phone: 303-441-1880 • Web: boulderplandevelop.net BOARD OF ZONING ADJUSTMENT (BOZA) VARIANCE APPLICATION APPLICATION DEADLINE IS THE SECOND MONDAY OF EACH MONTH. MEETING DATE IS 4:00 P.M. ON THE SECOND TUESDAY 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 floor area existing:*Total floor area proposed: *Total building coverage existing:*Total 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: 1951 Alpine Avenue Boulder, CO 5 2 Hillcrest 6417.7 SF Single Family Residence We are requesting a variance to the accesory building setback as listed in BRC 9-7-2 Setback Standards for accessory buildings for a new 6.5'x11' structure. to be placed in the front yard setback. 2234 2304 2325 2409 9' for new structure28' Kyle Akin and Amanda McKeon 1951 Alpine Avenue Amanda's cell 603-817-2888 Boulder CO 80304 kyleakin@gmail.com Ransom Beegles, R Design Landscape Architecture 1200 Bannock St.970-402-9912 Denver CO 80204 ransomb@rdesignstudios.com Packet from April 11, 2023 BOZA Hearing 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) ❑Fence and Wall Variance (BRC 9-9-15) X Packet from April 11, 2023 BOZA Hearing 3 APPLICATION REQUIREMENTS All variance applications are electronic submittal and review. Visit the Planning & Development Services Online Center for additional information & guidance on the application process and how to apply. As a minimum, the following items MUST ultimately be provided for an application to be considered complete: •A completed and signed BOZA Application Form; •If applicant is other than owner(s), a written consent of the owner(s) of the property for which the variance is requested; •A detailed written statement thoroughly describing the variance request(s) and addressing all pertinent review criteria for approval - see following pages; •A signed and stamped Improvement Location Certificate or Site Improvement Survey and legal description by a registered surveyor; •A site development plan including setbacks, building elevations, interior layout/floor plans and any other pertinent exhibits; •A demolition plan clearly differentiating between existing/remaining and proposed portions of the structure(s); •Any other information pertinent to the variance request (e.g. neighbor letters, photos, historic records/approvals, renderings, etc.); •Sign Posting Acknowledgement Form - see following page. NOTE: The applicant is responsible for posting the property in compliance with city requirements. Obtaining sign(s) will be messaged to an applicant once it has been placed on an agenda. 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. •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__________ March 13, 2023 Kyle Akin, Owner Packet from April 11, 2023 BOZA Hearing 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. Kyle Akin 1951 Alpine Avenue Boulder, CO 80304 March 13, 2023 Packet from April 11, 2023 BOZA Hearing 1951 ALPINE 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front StreetDESIGN BOARD OF ZONING ADJUSTMENT VARIANCE APPLICATION -PROJECT DESCRIPTION Dear Board of Zoning Adjustments Thank you for considering our project for a zoning variance for the accesory structure setback requirements. Our project is located at 1951 Alpine Avenue in Boulder, CO which is a single family residential property with an existing residence. As part of the landscape renovation which includes new retaining walls, fences, steps, plantings and irriga- tion, the owners have purchased a pre-manufactured sauna. This structure is 6.5’x 11’ x9’ tall and is constructed of high quality construction materials. Due to the unusual nature of this site, which has a large front yard that faces both Alpine Avenue to the south and Tyler Road to the north, the accesory structure setbacks limit the locations this element can be placed. Aside from the challenges with the geometry, the site is faced with extreme grading conditions particularly on the northwest side or rear yard which is one of the only locations within the accesory structure setbacks. The grading of the rear yard is not only extreme but re-grading could compromise the stabalization of the adjacent lot which sits higher in elevation than 1951 Alpine Avenue. We have submitted and been approved a retaining wall plan to provide a flat space for a usable yard south of the existing residence which is the most suitable location for the sauna structure to be placed. Due to these existing conditions, the owners at 1951 Alpine are faced with a challenging lot which has very limited flat, buildable areas located on the south side of the property. This is the reason for the location we are proposing the sauna structure, on the southeast corner of the existing residence. We feel this is apropriate due to the hardship of the site and have developed a landscape plan which incorporates the sauna in a thoughtful manner that is respectful to the neighborhood. This structure is crafted of quality construction materials and architecturally compliments the house. It will also be set within a new fenced-in flat lawn area and hidden to the east through fencing and vegetation. Several neighbors have seen the plans and structure and have expressed their support of the design (we are gathering and will provide letters of support to the BOZA from adjacent lots). In order to ensure this design is an asset for the neigh- borhood, the landscape plan which includes retaining walls, fences, steps and new plantings will enhance the entire corner increasing curb appeal while complementing both the sauna structure and existing residence. In accordance with the BOZA variance criteria we feel this proposal satisfies all of the criteria. Below we have listed these in detail: (1) Physical Conditions or disability: (A) (i) There is unusual physcual circumstances or conditions including, without limitation, irregularity, narrowness, shal- lowness of the lot, or exceptional physical conditions peculiar to the peculiar to the physical property. Response: the unusual shape and extreme topography on the lot limit the ability for construction to an area located south of the residence, which is currently not in conformance of the accesory structure setbacks. The side yard setback on the east and west do not allow clearances from the adjacent property lines and the existing residence to provide adequate space for this structure. The northwest side of the property sits, in elevation, well below the adjacent property at 1965 Alpine Avenue and is currently retaining the grade of the adjacent property. Any disturbance of the existing slope could compromise the stability of the land on both the properties at 1965 Alpine Ave. and 1975 Balsam Drive. (B)The unusual circumstances or conditions do not exist throughou the neighborhood or zoning district in which the property is located, and (see response to item C) Response:This site is unique to both the neighborhood and zoning district in that it is a corner lot with a geometric alignment of the property lines which compresses what would appear to be the rear yard, has very shalow side yards and the front yard requires front yard setbacks on both the south and west sides because the lot is bordered by Alpine Avenue to the south and Tyler Road to the west. When offseting the front yard property line by 12.5’, side yards by 5’ to the southeast and 10’ to the northwest and 3’ from the smaller rear property line there are no remaining areas in which an accesory structure of this size (the size considered acceptable as a shed (6.5’x11’)) in which the proposed sauna can be placed and still conform with the offsets from the main residence. This is unique to the neighborhood as few sites of this size have the unique character of bordering two streets and having such a small size for the rear yard. The grading of this site is also unique to the neighborhood in that the rear yard has significant slopes but is also retaining the grade for the adjacent properties which side higher in elevation. There are no other lots within the neighboorhood which feature both of these constraining factors. Date: TO: RE: March 19, 2023 City of Boulder Planning and Development, Board of Zoning Adjustment Proposed Sauna at 1951 Alpine Ave. in Boulder, CO. Packet from April 11, 2023 BOZA Hearing 1951 ALPINE 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front StreetDESIGN BOARD OF ZONING ADJUSTMENT VARIANCE APPLICATION -PROJECT DESCRIPTION C) Because of such physical circumstances or conditions the property cannot be reasonably be developed in conform- ity with the provisions of this chaper and (see response D): Response:The existing residence which was constructed well before it was purchased by the homeowners is placed on the site in a location in which the maining rear yard is not large enough for this structure to be located within it while conforming to the accesory structure offsets from main residence (the largest distance from the main residence to the accesory structure setback line on the northwest is 14’ which means the structure would sit 4’ from the main residence. The side yards are both narrow (2’3” to the northwest and 6’ on the southeast and the front yard wraps two sides of the residence, limiting the constructable area The topography in this location also does not allow for the construction of a structure witout requiring extensive retaining which may compromise the stabalization of the residences adjacent to the site. This site is unique to this condition as the usable remaining usable spaces on the site are the west and south sides of the property which are bordered by Tyler Rd on the west and Alpine Avenue on the south, which causes a larger “front yard” setback on both sides. This with the existing house creates a scenario in which there is no way to install an accesory structure on the site. Within this neighborhood these two factors together combine to make this is a unusual circumstance. D) Any unneccesary hardship has not been created by the applicant. Response:The existing conditions of this site were the conditions in place when the current owners purchased the property. The existing property lines whihc are causing the constraints with accesory structure setbacks and the topography is in the condition of the site as it was purchased. In addition, as a good faith effort, the owners are making a large investment in the beautification of the landsacpe in the front of the house by replacing aged retaining walls and walkways with new masonry walls placed to preserve the existing trees, vegetation, fencing and walkways and patios which will be a benefit to both the architecture and the neighborhood. The proposed location of the structure will have the least amount of impact to the grading and drainage and, combined with the new landscape which is unders construction, will actually improve the setting and condition of the existing sites grading, drainage and richness of the public-facing facade of the project. The hardships was created from conditions that were established long before the homeowners purchased this property and the only modifications they have made are currently being constructed to help retain the slopes and improve the stabalization of the site. REQUIREMENTS FOR ALL VARIANCE APPROVALS: (5) (A) Would not alter the essential character of the neighborhood or district in which the lot is located. Response: The current neighborhood features an eclectic range of architectural styles and scale ranging from traditional design materials such as masonry and wood to stucco and glass modern homes. Many of the more attractive landscape materials in the neighborhood, which are ad integral part of the streetscape experience, include wood fences, steel planters and perenni- als and grasses. All of these materials will be installed at 1951 Alpine Avenue as a part of the landscape renovation currently under construction. Traveling west along Alpine Avenue many of the sites have detached garages which face Alpine Avenue adding a smaller scale structure to the neighborhood experience. The proposed sauna structure, will be largely concealed behind a new fence and plantings but when viewed will harmonize with the home’s color and is constructed of high quality materials which will enhance the texture of the streetscape. The scale of the sauna will also provide interest to a stretch of Alpine Avenue that is somewhat sterile and unfriendly for both pedestrians and vehicular experience. (B) Would not substantially or permanently repair the reasonable use and enjoyment of the development of adjacent property Response: The homeowners at 1951 Alpine have spoken with the neighbors who are within the closests proximity of the loca- tion of the sauna structure for which the variance is being requested. The neighbor to the east 1965 Alpine, and two neighbors to the south (1996 Alpine Avenue and 2001 Mesa Drive). These neighbors have reviewed the proposed variance and design and will provide written documentation supporting the variance. The structure itself is only 9 feet tall and will be concealed behind a 6’ fence. The neighboring property to the east is the only property directly adjacent to the proposed structure and is currently concealed from it by a large existing Pine tree. The structure itself because of its location will also have no impact on the solar of any of the adjacent neighbors. Date: TO: RE: March 19, 2023 City of Boulder Planning and Development, Board of Zoning Adjustment Proposed Sauna at 1951 Alpine Ave. in Boulder, CO. Packet from April 11, 2023 BOZA Hearing 1951 ALPINE 303.600.8795 www.rdesignstudios.com Denver, CO 1200 Bannock St. Millbrook, NY 46 Front StreetDESIGN BOARD OF ZONING ADJUSTMENT VARIANCE APPLICATION -PROJECT DESCRIPTION (C) Would be the minimum variance that woudl afford relief and would be the least modification of the applicable provisions of this title. Response: The design team considered all of the possible locations for the proposed sauna and every possible location would require a variance due to the unique constraints of the site. The location to the northeast of the house, the “Rear Yard” may require multiple variances due to the minimal space from the house to the accesory structure setback. The grading as well woudl require extensive retaining walls and without terracing would require variances to retain the height needed in order to create a surface large enough for the structure. The proposed location is the most logical placement on this site and requires the least modification of the applicable provisions as we are asking for an exemption from the front yard accesory structure setback only and have provided additional screening and design elements which will express the intent of the front yard setback by screening the sauna from the sidewalk level and providing a “setting” for the structure which gives it intention. This location also requires the least use of resources, regrading and retaining. (D) Would not conflict with the provisions of Section 9-9-17, Solar Access B.R.C. 1981 Response: Within section 9-9-17 of the B.R.C.this lot is considered located in SA Area I (the site is zoning district RL-1) and “No person shall erect an object or structure on any other lot that would shade a protected lot in SA Area I to a greater degree than the lot would be shaded by a solar fence twelve feet in height, between two hours before and two hours after local solar noon on a clear winter solstice day” In the solar access worksheet it states “If the proposed construction consists exclusively of building elements that are shorter than the solar fence in Ques- tion, no solar analysis is required. Our Zone district is protected by a12’ solar fence and our structure is 9’ in height so we are below the required height required for a solar analysis. Please see the attached plans and diagrams which illlustrate the information on the sauna and depict the landscape renovation which has been permitted and is currently under consttuction. We look forward to reviewing this with you and providing any additional information you may request. Best regards, Ransom Beegles, Principal R Design Landscape Architecture Inc. Representing Kyle Akin and Amanda McKeon, homeowners 1951 Alpine Avenue, Boulder, CO. Date: TO: RE: March 19, 2023 City of Boulder Planning and Development, Board of Zoning Adjustment Proposed Sauna at 1951 Alpine Ave. in Boulder, CO. Packet from April 11, 2023 BOZA Hearing Packet from April 11, 2023 BOZA Hearing 1951 ALPINE AVENUEBOZA SUBMITTAL SETSHEET INDEXL000L100 L200 L300L400L500L600L601GENERAL NOTESEXISTING CONDITIONS PLANSETBACK PLANSAUNA INFORMATIONSAUNA SITE PLANOVERALL SITE PLANPERSPECTIVE IMAGERY PERSPECTIVE IMAGERY & SUPPORTIVE NEIGHBORS LOCATION MAPVICINITY MAPPROJECT INFORMATIONSTREET ADDRESS:1951 ALPINE AVE, BOULDER, CO 80304ZONING:RL-1 (RESIDENTIAL-LOW 1)JURISDICTION: CITY OF BOULDEROWNER:KYLE AKIN & AMANDA McKEONARCHITECT:N/ALANDSCAPE ARCHITECT:R DESIGNSURVEY INFO PROVIDED BY:BUILDER:N/APROJECTINFORMATIONCVR811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SETPacket from April 11, 2023 BOZA Hearing GENERAL NOTES1. PRIOR TO ANY DEMOLITION, THE CONTRACTOR SHALLCONFIRM AND LOCATE ALL EXISTING UTILITY LOCATIONS,GRADE SPOT ELEVATIONS, WATER LINES, ELECTRIC POWERLINES, GAS LINES, ETC.2. IRRIGATION TO BE DESIGN BUILD, VERIFY LOCATION OFEQUIPMENT AND VALVE BOXES WITH LANDSCAPE ARCHITECTAND CONTRACTOR PRIOR TO INSTALLATION.3. ALL MATERIALS MUST BE APPROVED BY A REPRESENTATIVEOF R DESIGN LANDSCAPE ARCHITECTURE PRIOR TOINSTALLATION, ANY MATERIAL APPROVED WITHOUT THELANDSCAPE ARCHITECTS CONSENT MAY BE REMOVED AT THECONTRACTORS EXPENSE.4. ALL CONSTRUCTION METHODS MUST FOLLOW THEAPPROPRIATE MUNICIPAL GUIDELINES AND CODEINFORMATION.5. CONTRACTOR MUST PROVIDE TREE PROTECTION FOREXISTING TREES TO BE PRESERVED DURING CONSTRUCTIONAND SHALL ENSURE TREE IS IN GOOD HEALTH UPONPROJECT COMPLETION. CONTRACTOR SHALL REPAIR ORREPLACE ANY AND ALL EXISTING TREES DAMAGED DURINGCONSTRUCTION.6. THESE PLANS REPRESENT DESIGN BUILD DOCUMENTS.CONSULT A LICENSED STRUCTURAL ENGINEER FOR ANYNECESSARY FOOTING DESIGN AND A LICENSED CIVILENGINEER FOR ANY GRADING AND DRAINAGESPECIFICATIONS.MULCH AND DECORATIVE STONESPECIFICATIONS1. IN ALL PLANT BEDS PLACE A 2"-3" LAYER OF 34" BLACK GRANITE,DO NOT USE WEED FABRIC UNLESS OTHERWISE SPECIFIEDON THE PLANS. PROVIDE SAMPLES OF CRUSHED BLACKGRANITE TO HOMEOWNER FOR REVIEW BEFORE PURCHASEOF ANY MATERIAL.2. ALL STREET TREES TO HAVE A2"-3" LAYER MIN. 3' DARKBROWN CEDAR MULCH SQUARE. PROVIDE SAMPLES OFMULCH TO HOMEOWNER FOR REVIEW BEFORE PURCHASE OFANY MATERIAL.3. REFER TO PLAN FOR EXTENTS OF PLANT BEDS ANDDECORATIVE CRUSHED STONEEDGING SPECIFICATIONS1. ALL EDGING SHALL BE BLACK PRO-EDGE OR APPROVEDEQUAL, SUBMIT EDGING SAMPLE TO LANDSCAPE ARCHITECTAND HOMEOWNER FOR APPROVAL PRIOR TO PURCHASE.2. REFER TO DETAILS FOR EDGING TYPES. PROVIDE SHOPDRAWINGS AS NEEDED AND MATERIAL SAMPLES OF ALLEDGING PRIOR TO INSTALLATION.3. EDGING TO BE INSTALLED STRAIGHT AND FLUSH, NO BENDINGOR LUMPY EDGING INSTALLATION WILL BE ACCEPTABLE.4. PROVIDE STRINGLINE LAYOUT OF EDGING FOR APPROVAL BYLANDSCAPE ARCHITECT PRIOR TO INSTALLATION.MOCK UP AND SUBMITTALS1. VERIFY WITH SITE MOCK UP, THE LAYOUT OF ALL PATIOS, FIREPIT LOCATION, WALKWAYS, STEPS, WALLS, CURB ALIGNMENTSOR ANY OTHER PROPOSED STRUCTURAL ELEMENT (TRELLIS,PERGOLA, ARCHITECTURAL SCREEN, ETC.) PRIOR TOCONSTRUCTION.2. PROVIDE LAYOUT OF ALL PATIOS, WALKWAYS AND EDGINGSHOWING VERTICAL AND HORIZONTAL LAYOUT PRIOR TOINSTALLATION OF ANY HARDSCAPE.3. PROVIDE SAMPLES OF EDGING, AND INSTALL 8' LENGTHS FORREVIEW WITH THE LANDSCAPE ARCHITECT AND HOMEOWNERPRIOR TO INSTALLATION.4. PROVIDE SAMPLES OF MULCHES, SOIL AMENDMENTS,CRUSHED STONE, DECORATIVE STONE, AND BLUESTONEPAVERS TO HOMEOWNER AND LANDSCAPE ARCHITECT FORREVIEW. INSTALL 2'X4' RECTANGLE OF ANY AND ALLPROPOSED PAVERS ON SITE TO REVIEW COLOR RANGE.5. PROVIDE SOILS SAMPLE TESTING RESULTS FOR PLANTINGSOIL AMENDMENT.6. LANDSCAPE ARCHITECT TO APPROVE ALL PLANT MATERIAL ATSUPPLIERS LOCATION PRIOR TO PURCHASE.7. PRIOR TO FINAL GRADING WALK THROUGH AND FIELD VERIFYSLOPES AND FINISHED GRADE RELATIONS.8. LAYOUT PLANTS ACCORDING TO PLAN FOR APPROVAL BYHOMEOWNER AND LANDSCAPE ARCHITECT PRIOR TOINSTALLATION.PLANTING NOTES1. THE CONTRACTOR IS RESPONSIBLE TO VERIFY ALL PLANTQUANTITIES PRIOR TO ORDERING AND PLANT MATERIAL, NOTIFYLANDSCAPE ARCHITECT OF ANY DISCREPANCIES FROM THEQUANTITIES INDICATED ON THE PLANS.2. ALL PLANT MATERIAL IS TO BE APPROVED BY THE HOMEOWNERPRIOR TO INSTALLATION, ANY MATERIAL INSTALLED WITH OUTHOMEOWNERS APPROVAL MAY BE REPLACED AT THE EXPENSE OFTHE CONTRACTOR.3. ENSURE ALL TREES ARE PLANTED OUT OF DRAINAGE ROUTES ANDADEQUATE GRADE FOR ROOTBALLS AND TREE PITS AREPROVIDED.4. PROTECT ALL EXISTING PLANT MATERIAL TO REMAIN THROUGHCONSTRUCTION.5. COORDINATE PRUNING OF ALL EXISTING TREES AND SHRUBS WITHLANDSCAPE ARCHITECT AND HOMEOWNER.6. DRIP IRRIGATION TO BE USED FOR ALL TREES AND SHRUBS,.7. ALL KENTUCKY BLUEGRASS SOD TO HAVE 100% HEAD-TO-HEADCOVERAGE SPRAY IRRIGATION WITH POP UP SPRAY EMITTERS.8. R DESIGN RECOMMENDS INSTALLING PLANTS BETWEEN MAY 15THAND JULY 1ST OR AFTER AUGUST 15TH THROUGH OCTOBER 30TH.10. TO DETERMINE SOIL AMENDMENTS FOR PLANT BEDS,TURFGRASS, AND ATICE SEED AREAS CONTACT THE SOIL, WATERAND PLANT TESTING LABORATORY AT COLORADO STATEUNIVERSITY EXTENTION (970) 491-5061 AND SUBMIT SOILS SAMPLETO BE ANALYZED.11. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE TO WARRANTYALL PLANT MATERIAL FOR A MINIMUM OF ONE YEAR AFTER DATEOF INSTALLATION.12. PROVIDE THE HOMEOWNER WITH MAINTENANCE GUIDELINES FORREVIEW FOR ALL PLANTINGS, TURFGRASSES, NATIVE GRASSES,IRRIGATION SYSTEM AND OTHER LANDSCAPE MATERIALS.13. THE LANDSCAPE ARCHITECT SHALL APPROVE THE PLACEMENT OFALL TREES PRIOR TO INSTALLATION.14. SUBMIT IRRIGATION PLANS FOR APPROVAL BE THE LANDSCAPEARCHITECT PRIOR TO INSTALLATION. VERIFY ALL VALVE BOXLOCATIONS PRIOR TO FINALIZING IRRIGATION DESIGN.15. COORDINATE ALL CONDUIT FOR UTILITIES, DRAINAGE, ANDIRRIGATION WITH HARDSCAPE LAYOUT PRIOR TO INSTALLATION;16. ALL TREES TO BE STAKED A MINIMUM OF 1 YEAR.17. USE A PLANTERS MIX, SOIL BLEND IN ALL BED AND SOD AREASCONTAINING A TOP SOIL, HUMMUS, COMPOST AND BARK FINESBLEND AS RECOMMENDED BY SOILS TEST RESULTS.SOD AND SEEDED GRASS NOTES1. ALL TURFGRASS SOD TO BE KENTUCKY BLUEGRASS WITH100% HEAD-TO-HEAD IRRIGATION COVERAGETURFMASTERS SOD OR APPROVED EQUAL, CONTACTSUPPLIER FOR ALL INSTALLATION, SOIL PREP,MAINTENANCE AND WATER REQUIREMENTS.2. CONFIRM SOIL AMENDMENT WITH COLORADO STATEUNIVERSITY EXTENSION OFFICE SOILS TEST LABORATORY.APPLY SOILS AMENDMENT PER RECOMMENDATIONS FROMSOILS TEST.IRRIGATION NOTES1. FINAL IRRIGATION DESIGN BUILD PROVIDED BY OTHERS,REFER TO FINAL IRRIGATION PLANS FOR DESIGN.2. VERIFY WITH HOMEOWNER CONTROL AND ZONING OFIRRIGATION SYSTEM.3. PROVIDE 100% HEAD-TO-HEAD COVERAGE ON ALLTURFGRASS SOD AREAS.4. SUBMIT ZONING PLAN AND MAINTENANCE INSTRUCTIONSTO HOMEOWNER UPON COMPLETION.5. PROVIDE DRIP IRRIGATION TO ALL LANDSCAPE BEDS,CONCEAL ALL DRIP LINES6. VERIFY WITH LANDSCAPE ARCHITECT THE LOCATIONS OFALL VALVE BOXES ON SITE BEFORE IRRIGATIONCONSTRUCTION.CONCRETE NOTES1. REFER TO PLANS AND DETAILS FOR ALL CONCRETETEXTURES.2. ALL CONTROL JOINTS TO BE SAW CUT IF NEEDED. IFCONTROL JOINTS ARE NEEDED, FIELD VERIFY CONTROLJOINT ALIGNMENT WITH LANDSCAPE ARCHITECT PRIOR TOINSTALLATION.3. PROVIDE A MIN. SLOPE OF 2% ON ALL HARDSCAPE AREAS.4. LANDSCAPE ARCHITECT TO APPROVE STRINGLINES OF ALLLAYOUT FOR WALLS, PATIOS, STEPS AND SLABS PRIOR TOINSTALLATION.WALL AND FENCE NOTES1. REVIEW CONDITION OF FENCE WITH HOMEOWNER PRIORTO FINAL BIDDING.2. PROVIDE STRINGLINE MOCK UP OF ALL TOPS OF FENCESAND WALLS FOR APPROVAL BY LANDSCAPE ARCHITECTPRIOR TO INSTALLATION.3. PROVIDE REINFORCEMENT AS NEEDED FOR ALL GATES ANDFENCE POSTS.4. HOMEOWNER TO SELECT COLORS FOR ALL NEWLYINSTALLED FENCES.GENERAL NOTESEXISTING CONCRETEKENTUCKY BLUEGRASS SODWITH 100% SPRAY IRRIGAITONMATERIALS LEGENDWOOD MULCH/PLANT BEDCOBBLESTONE ROCKFINE GRAVELMEDIUM ROCKSEEDED AREA/NATIVESTONE PAVINGDECKING(NEW MATERIAL 1)(NEW MATERIAL 2)(NEW MATERIAL 3)SECTIONDETAILPLANTING REFERENCEEXISTING SPOT ELEVATIONSPOT ELEVATIONELEVATIONSPOT ELEVATION @ SECTIONPAVING TYPESITE ELEMENT TYPEWALL TYPELIGHTING TYPEEQUIPMENT TYPEEXISTING TREES TO BE REMOVEDEXISTING TREE CONIFEROUSREMOVALSPROPERTY LINEEXISTING TREE DECIDUOUSSYMBOLSLIMITS OF WORKSILT FENCECONSTRUCTION FENCECENTER LINE ℄GRIDMATCH LINE/CONTROL LINEREVISIONPOINT OF BEGINNINGSPOT ELEVATION @ TOP AND BOTTOM OF WALLSPOT ELEVATION @ POINT OF REFERENCEEDGING TYPEXXXXE1W1TOW678.00FG000.0012L505000L601000.00PARALLEL2.3000.00 TOW000.00 BOW0.0%E1L1S1P1000.00000.00REFLXXX00.00 T2 1/42.5RM00.00SLOPE @ SURFACEBREAK LINEKEYNOTEXXALIGNALIGN SURFACESPARALLEL SURFACES2.32A D D ABBREVIATIONSSPOT ELEVATION @ TOP AND BOTTOM OF WALLSPOT ELEVATION @ POINT OF REFERENCEADAAMERICANS WITH DISABILITIES ACTALGALIGNADJADJACENTALUMALUMINUMANNODANNODIZEDARCHARCHITECTBLDGBUILDINGBOTBOTTOMBOFBOTTOM OF FOOTINGBOSBOTTOM OF STAIRSBOWBOTTOM OF WALLC+PCOEN+PARTNERS LANDSCAPE ARCHITECTSCBCATCH BASINCJCONTROL JOINTCL, ℄CENTER LINECMUCONCRETE MASONRY UNITCOLCOLUMNCONCCONCRETECONTCONTINUOUSCIVILCIVIL ENGINEERDIADIAMETERDNDOWNDWGSDRAWINGS(E) EXTGEXISTINGEJEXPANSION JOINTELELEVATIONELECELECTRICALEQEQUALEX.EXISTINGEXPEXPOSEDEXTEXTERIORF.F.FILTER FABRICFFEFINISHED FLOOR ELEVATIONFGFINISH GRADEFNDFOUNDATIONGAGAGEGALVGALVANIZEDGEOGEOTECHNICALHBHOSE BIBHCHOUSE CORNERHORHORIZONTALHPHIGH POINTI.D.INSIDE DIAMETERINSULINSULATIONLALANDSCAPE ARCHITECTLPLOW POINTMASMASONRYMATLMATERIALMAXMAXIMUMMFRMANUFACTURERMINMINIMUMMTLMETALNICNOT IN CONTRACTN.F.C.NOT FOR CONSTRUCTIONO.C.ON CENTERO.D.OUTSIDE DIAMETEROHOVERHEADPARPARALLELP.A.PLANTING AREAPL, ⅊PROPERTY LINEPLWDPLYWOODPOBPOINT OF BEGINNINGQTYQUANTITYRRISER(R)RADIUSRDROOF DRAINREMREMOVEREQDREQUIREDSFSQUARE FEETSIMSIMILARSSSTAINLESS STEELSTRUCTSTRUCTURALSYSQUARE YARDTTREADTBDTO BE DETERMINEDTOCTOP OF CURB, TOP OF CONCRETETODTOP OF DECKTOPTOP OF PAVING SURFACETOSTOP OF STAIRSTOWTOP OF WALLTYPTYPICALVARVARIESVERTVERTICALVIFVERIFY IN FIELDW.P.M.WATER PROOF MEMBRANEW.PTWORKING POINTW/OWITHOUT#NUMBER, POUND&AND@AT°DEGREES±PLUS / MINUSØDIAMETERL000811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SETPacket from April 11, 2023 BOZA Hearing 01020304THIS IS A CONCEPTUAL LANDSCAPE PLAN ONLY. ALLDIMENSIONS AND EDGES ARE FOR GENERALREFERENCE ONLY AND WILL NEED TO BE FIELDVERIFIED WITH EXISTING SITE MEASUREMENTS,ALIGNMENT, AND DIMENSIONS OF PROPOSED PATIOS,WALKWAYS, DOORS, AND STRUCTURES. ALIGNINGEDGES OF PATIOS AND WALKWAYS WITH PROPOSEDEDGES IS MORE IMPORTANT THAT ACTUALDIMENSIONS ON THIS PLAN. LAYOUT MUST BE FIELDVERIFIED. CONTACT LANDSCAPE ARCHITECT WITHANY DISCREPANCIES.ANY SPOT ELEVATIONS ON THIS PLAN ARECONCEPTUAL ONLY. ANY FINAL GRADING ORDRAINAGE SHALL BE PROVIDED BY A CIVILENGINEER, IF REQUIRED. R DESIGN IS NOT LIABLEFOR ANYTHING CONSTRUCTED BY REFERENCINGTHESE PLANS. THE CONTRACTOR SHALL FIELDVERIFY ALL GRADES AND MEASUREMENTS ON SITE.NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES.ALL LAYOUT AND GRADING SHALL BE INCONFORMANCE WITH ANY AND ALL CITY ORMUNICIPAL REQUIREMENTS. THE CONTRACTOR ISRESPONSIBLE TO VERIFY ALL DRAINAGE, LAYOUT,SETBACK OR EASEMENT REQUIREMENTS PRIOR TOINSTALLATION. R DESIGN IS NOT RESPONSIBLE FORANYTHING CONSTRUCTED BASED UPON THESEPLANS.PROVIDE MINIMUM SLOPES AS REQUIRED ON ALLHARDSCAPE SURFACES. WOOD DECKING IS TOREMAIN LEVEL ACROSS AS IT IS CONSIDERED APERVIOUS STRUCTURE. PROVIDE MINIMUM SLOPESAS REQUIRED UNDER DECKING STRUCTURE .CONFIRM SLOPES WITH A CIVIL ENGINEER BEFORECONSTRUCTION. ANY CLARIFICATION SHALL BECONFIRMED BY A LICENSED CIVIL ENGINEER ANDAPPROVED BY THE LANDSCAPE ARCHITECT PRIORTO INSTALLATION.CONTRACTOR IS RESPONSIBLE FOR CONFIRMING THE EXTENTS OF ALLLANDSCAPE ELEMENTS PROPOSED FOR REMOVAL WITH THELANDSCAPE ARCHITECT OR OWNER PRIOR TO CONSTRUCTION.CONTRACTOR IS RESPONSIBLE FOR THE PRESERVATION OF ALLEXISTING TREES TO REMAIN IN ACCORDANCE WITH THE CITY OFBOULDER TREE PRESERVATION GUIDELINES.ANY CONCERN WITH EXISTING TREE HEALTH SHALL BE BROUGHT TOTHE ATTENTION OF THE LANDSCAPE ARCHITECT IMMEDIATELY UPONDISCOVERY.CONTRACTOR SHALL CONFIRM EXTENTS OF EXISTING TREES TO BELIMBED UP WITH LANDSCAPE ARCHITECT PRIOR TO REMOVAL.REFER TO STRUCTURAL PLAN AND DETAILS FOR ADDITIONALINFORMATION ON PROPOSED WALLS.SOUTH FACE OF WALL SHALL ALIGN WITH ARCHITECTURE A MINIMUMOF 6" BEYOND EXISTING WINDOW.CONTRACTOR SHALL PROVIDE GCFI OUTLET FOR POWER TO SAUNA.OUTLET TO BE LOCATED ON BACKSIDE OF RETAINING WALL. ALL WIRESTO BE HIDDEN WITHIN GRAVEL BED.PROPOSED CONCRETE BAND SHALL HAVE MINIMAL IMPACT ONEXISTING TREE ROOT ZONE.ONLY RUN GAPS BETWEEN PAVERS, ELIMINATE SECONDARY GAPSALLOW A MIN. OF 6' FROM TREE UNDISTURBED BY WALL FOOTER.C1C2C3C4C5C6C7C8C9C10M01.1 - REGULAR GRAY CONCRETE WITHLIGHT BROOM FINISHM02 - BLUEGRASS SOD LAWN WITH 100%COVERAGE SPRAY IRRIGATIONM03 - WOOD MULCH/PLANTING BEDM04 - 2"-3" LAYER OF 38" CRUSHED IRREGULARBLACK GRANITEM05 - 2"-3" LAYER OF 34" CRUSHED IRREGULARBLACK GRANITEM06 - COBBLESTONE ROCKM07 - ARKANSAS VALLEY SEED NATIVEWONDER SEED MIX WITH 70% COVERAGESPRAY IRRIGATIONM08 - STONE UNIVERSE JUMBO GRAY MISTBLUESTONE PAVER - ASHLAR PATTERNM09 - 4" WIDE IPE WOOD DECKINGM10 - COOPER STONE CORDOVA CREAMSTONE VENEERM01.2 - REGULAR GRAY CONCRETE WITHSANDSCAPE FINISH811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SETEXISTINGCONDITIONS PLANEXISTING CONDITIONS PLAN1" = 10' - 0"010NORTH20SYMBOLS LEGENDPROPERTY LINEEASEMENT LINEALPINE AVEEXISTINGRESIDENCEL100SHEET NOTES:GENERAL NOTES:CRITICAL SHEET NOTES:MATERIALS LEGENDTYLER ROADSIDE YARDTHE EASTERN SIDE YARD IS NOT DEVELOPABLE DUE TO LIMITEDACCESSIBILITY AND SPACE. THIS IS DUE TO THE EXISTING PROPERTYLINE AND MAXIMIZED USED OF THE BUILDING ENVELOPE. RETAININGWALLS ALONG THE PROPERTY LINE AND AT THE REAR OF THE HOUSEALSO LIMIT ANY USE OF THE EASTERN PORTION OF THE SITE.REAR YARDTHE REAR YARD OF THE SITE CONTAINS SIGNIFICANT RETAININGWALLS ASSOCIATED WITH THE PROJECT SITE ITSELF AS WELL ASNUMEROUS SURROUNDING PROPERTIES. DISTURBANCE OF THESEWALLS WOULD PUT SURROUNDING ARCHITECTURE AT A STRUCTURALRISK, REQUIRE REPLACEMENT IN THEIR ENTIRETY ANDRE-STABILIZATION OF THE OVERALL SLOPE.FRONT YARDTHE FRONT OF THE PROPERTY IS THE PREDOMINANTDEVELOPABLE AREA ON THE SITE. NECESSARY SITERETAINING WALLS SEGMENT THE FRONT OF THE PROPERTYINTO THREE DISTINCT TERRACES. THE TERRACES DISRUPTANY COHESIVE USE OF THE SPACE AND LIMIT THE OWNER'SUSE OF THE PROPERTY TO PRIMARILY THE RESIDENCE ITSELF.Packet from April 11, 2023 BOZA Hearing 010203SETBACKTREE TO REMAIN, TYP.RETAINING WALL, TYP.01020304THIS IS A CONCEPTUAL LANDSCAPE PLAN ONLY. ALLDIMENSIONS AND EDGES ARE FOR GENERALREFERENCE ONLY AND WILL NEED TO BE FIELDVERIFIED WITH EXISTING SITE MEASUREMENTS,ALIGNMENT, AND DIMENSIONS OF PROPOSED PATIOS,WALKWAYS, DOORS, AND STRUCTURES. ALIGNINGEDGES OF PATIOS AND WALKWAYS WITH PROPOSEDEDGES IS MORE IMPORTANT THAT ACTUALDIMENSIONS ON THIS PLAN. LAYOUT MUST BE FIELDVERIFIED. CONTACT LANDSCAPE ARCHITECT WITHANY DISCREPANCIES.ANY SPOT ELEVATIONS ON THIS PLAN ARECONCEPTUAL ONLY. ANY FINAL GRADING ORDRAINAGE SHALL BE PROVIDED BY A CIVILENGINEER, IF REQUIRED. R DESIGN IS NOT LIABLEFOR ANYTHING CONSTRUCTED BY REFERENCINGTHESE PLANS. THE CONTRACTOR SHALL FIELDVERIFY ALL GRADES AND MEASUREMENTS ON SITE.NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES.ALL LAYOUT AND GRADING SHALL BE INCONFORMANCE WITH ANY AND ALL CITY ORMUNICIPAL REQUIREMENTS. THE CONTRACTOR ISRESPONSIBLE TO VERIFY ALL DRAINAGE, LAYOUT,SETBACK OR EASEMENT REQUIREMENTS PRIOR TOINSTALLATION. R DESIGN IS NOT RESPONSIBLE FORANYTHING CONSTRUCTED BASED UPON THESEPLANS.PROVIDE MINIMUM SLOPES AS REQUIRED ON ALLHARDSCAPE SURFACES. WOOD DECKING IS TOREMAIN LEVEL ACROSS AS IT IS CONSIDERED APERVIOUS STRUCTURE. PROVIDE MINIMUM SLOPESAS REQUIRED UNDER DECKING STRUCTURE .CONFIRM SLOPES WITH A CIVIL ENGINEER BEFORECONSTRUCTION. ANY CLARIFICATION SHALL BECONFIRMED BY A LICENSED CIVIL ENGINEER ANDAPPROVED BY THE LANDSCAPE ARCHITECT PRIORTO INSTALLATION.CONTRACTOR IS RESPONSIBLE FOR CONFIRMING THE EXTENTS OF ALLLANDSCAPE ELEMENTS PROPOSED FOR REMOVAL WITH THELANDSCAPE ARCHITECT OR OWNER PRIOR TO CONSTRUCTION.CONTRACTOR IS RESPONSIBLE FOR THE PRESERVATION OF ALLEXISTING TREES TO REMAIN IN ACCORDANCE WITH THE CITY OFBOULDER TREE PRESERVATION GUIDELINES.ANY CONCERN WITH EXISTING TREE HEALTH SHALL BE BROUGHT TOTHE ATTENTION OF THE LANDSCAPE ARCHITECT IMMEDIATELY UPONDISCOVERY.CONTRACTOR SHALL CONFIRM EXTENTS OF EXISTING TREES TO BELIMBED UP WITH LANDSCAPE ARCHITECT PRIOR TO REMOVAL.REFER TO STRUCTURAL PLAN AND DETAILS FOR ADDITIONALINFORMATION ON PROPOSED WALLS.SOUTH FACE OF WALL SHALL ALIGN WITH ARCHITECTURE A MINIMUMOF 6" BEYOND EXISTING WINDOW.CONTRACTOR SHALL PROVIDE GCFI OUTLET FOR POWER TO SAUNA.OUTLET TO BE LOCATED ON BACKSIDE OF RETAINING WALL. ALL WIRESTO BE HIDDEN WITHIN GRAVEL BED.PROPOSED CONCRETE BAND SHALL HAVE MINIMAL IMPACT ONEXISTING TREE ROOT ZONE.ONLY RUN GAPS BETWEEN PAVERS, ELIMINATE SECONDARY GAPSALLOW A MIN. OF 6' FROM TREE UNDISTURBED BY WALL FOOTER.C1C2C3C4C5C6C7C8C9C10M01.1 - REGULAR GRAY CONCRETE WITHLIGHT BROOM FINISHM02 - BLUEGRASS SOD LAWN WITH 100%COVERAGE SPRAY IRRIGATIONM03 - WOOD MULCH/PLANTING BEDM04 - 2"-3" LAYER OF 38" CRUSHED IRREGULARBLACK GRANITEM05 - 2"-3" LAYER OF 34" CRUSHED IRREGULARBLACK GRANITEM06 - COBBLESTONE ROCKM07 - ARKANSAS VALLEY SEED NATIVEWONDER SEED MIX WITH 70% COVERAGESPRAY IRRIGATIONM08 - STONE UNIVERSE JUMBO GRAY MISTBLUESTONE PAVER - ASHLAR PATTERNM09 - 4" WIDE IPE WOOD DECKINGM10 - COOPER STONE CORDOVA CREAMSTONE VENEERM01.2 - REGULAR GRAY CONCRETE WITHSANDSCAPE FINISH811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SETSETBACK PLANL200 SETBACK PLAN1" = 10' - 0"010NORTH20SYMBOLS LEGENDPROPERTY LINEEASEMENT LINEALPINE AVEEXISTINGRESIDENCETYLER ROAD02SHEET NOTES:GENERAL NOTES:CRITICAL SHEET NOTES:MATERIALS LEGEND0301025' ACCESSORY STRUCTURE SIDE SETBACK(INTERIOR LOT LINE) - 15' COMBINED040312.5' ACCESSORYSTRUCTURE FRONT SETBACK10' ACCESSORY STRUCTURE SIDE SETBACK(INTERIOR LOT LINE) - 15' COMBINED3' ACCESSORY STRUCTUREREAR SETBACKPacket from April 11, 2023 BOZA Hearing SAUNA SPECIFICATIONS& IMAGERYL300811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SET03EXISTING SAUNA IMAGERY02SAUNA SPECIFICATIONS - Cedar+Stone Nordic Sauna01CONCEPTUAL PERSPECTIVE IMAGERY - Cedar+Stone Nordic SaunaSCALE: N.T.SPacket from April 11, 2023 BOZA Hearing 01020304EXISTING TREE TO REMAIN, TYP.EXISTING RETAINING WALLRE: SHEET L4006'X11' SAUNA (BY OTHERS)RE: SHEET L300GFCI OUTLET LOCATION01020304THIS IS A CONCEPTUAL LANDSCAPE PLAN ONLY. ALLDIMENSIONS AND EDGES ARE FOR GENERALREFERENCE ONLY AND WILL NEED TO BE FIELDVERIFIED WITH EXISTING SITE MEASUREMENTS,ALIGNMENT, AND DIMENSIONS OF PROPOSED PATIOS,WALKWAYS, DOORS, AND STRUCTURES. ALIGNINGEDGES OF PATIOS AND WALKWAYS WITH PROPOSEDEDGES IS MORE IMPORTANT THAT ACTUALDIMENSIONS ON THIS PLAN. LAYOUT MUST BE FIELDVERIFIED. CONTACT LANDSCAPE ARCHITECT WITHANY DISCREPANCIES.ANY SPOT ELEVATIONS ON THIS PLAN ARECONCEPTUAL ONLY. ANY FINAL GRADING ORDRAINAGE SHALL BE PROVIDED BY A CIVILENGINEER, IF REQUIRED. R DESIGN IS NOT LIABLEFOR ANYTHING CONSTRUCTED BY REFERENCINGTHESE PLANS. THE CONTRACTOR SHALL FIELDVERIFY ALL GRADES AND MEASUREMENTS ON SITE.NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES.ALL LAYOUT AND GRADING SHALL BE INCONFORMANCE WITH ANY AND ALL CITY ORMUNICIPAL REQUIREMENTS. THE CONTRACTOR ISRESPONSIBLE TO VERIFY ALL DRAINAGE, LAYOUT,SETBACK OR EASEMENT REQUIREMENTS PRIOR TOINSTALLATION. R DESIGN IS NOT RESPONSIBLE FORANYTHING CONSTRUCTED BASED UPON THESEPLANS.PROVIDE MINIMUM SLOPES AS REQUIRED ON ALLHARDSCAPE SURFACES. WOOD DECKING IS TOREMAIN LEVEL ACROSS AS IT IS CONSIDERED APERVIOUS STRUCTURE. PROVIDE MINIMUM SLOPESAS REQUIRED UNDER DECKING STRUCTURE .CONFIRM SLOPES WITH A CIVIL ENGINEER BEFORECONSTRUCTION. ANY CLARIFICATION SHALL BECONFIRMED BY A LICENSED CIVIL ENGINEER ANDAPPROVED BY THE LANDSCAPE ARCHITECT PRIORTO INSTALLATION.CONTRACTOR IS RESPONSIBLE FOR CONFIRMING THE EXTENTS OF ALLLANDSCAPE ELEMENTS PROPOSED FOR REMOVAL WITH THELANDSCAPE ARCHITECT OR OWNER PRIOR TO CONSTRUCTION.CONTRACTOR IS RESPONSIBLE FOR THE PRESERVATION OF ALLEXISTING TREES TO REMAIN IN ACCORDANCE WITH THE CITY OFBOULDER TREE PRESERVATION GUIDELINES.ANY CONCERN WITH EXISTING TREE HEALTH SHALL BE BROUGHT TOTHE ATTENTION OF THE LANDSCAPE ARCHITECT IMMEDIATELY UPONDISCOVERY.CONTRACTOR SHALL CONFIRM EXTENTS OF EXISTING TREES TO BELIMBED UP WITH LANDSCAPE ARCHITECT PRIOR TO REMOVAL.REFER TO STRUCTURAL PLAN AND DETAILS FOR ADDITIONALINFORMATION ON PROPOSED WALLS.SOUTH FACE OF WALL SHALL ALIGN WITH ARCHITECTURE A MINIMUMOF 6" BEYOND EXISTING WINDOW.CONTRACTOR SHALL PROVIDE GCFI OUTLET FOR POWER TO SAUNA.OUTLET TO BE LOCATED ON BACKSIDE OF RETAINING WALL. ALL WIRESTO BE HIDDEN WITHIN GRAVEL BED.PROPOSED CONCRETE BAND SHALL HAVE MINIMAL IMPACT ONEXISTING TREE ROOT ZONE.ONLY RUN GAPS BETWEEN PAVERS, ELIMINATE SECONDARY GAPSALLOW A MIN. OF 6' FROM TREE UNDISTURBED BY WALL FOOTER.C1C2C3C4C5C6C7C8C9C10M01.1 - REGULAR GRAY CONCRETE WITHLIGHT BROOM FINISHM02 - BLUEGRASS SOD LAWN WITH 100%COVERAGE SPRAY IRRIGATIONM03 - WOOD MULCH/PLANTING BEDM04 - 2"-3" LAYER OF 38" CRUSHED IRREGULARBLACK GRANITEM05 - 2"-3" LAYER OF 34" CRUSHED IRREGULARBLACK GRANITEM06 - COBBLESTONE ROCKM07 - ARKANSAS VALLEY SEED NATIVEWONDER SEED MIX WITH 70% COVERAGESPRAY IRRIGATIONM08 - STONE UNIVERSE JUMBO GRAY MISTBLUESTONE PAVER - ASHLAR PATTERNM09 - 4" WIDE IPE WOOD DECKINGM10 - COOPER STONE CORDOVA CREAMSTONE VENEERM01.2 - REGULAR GRAY CONCRETE WITHSANDSCAPE FINISH811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SETSAUNASITE PLANSAUNA SITE PLAN1" = 10' - 0"010NORTH20SYMBOLS LEGENDPROPERTY LINEEASEMENT LINEALPINE AVEEXISTINGRESIDENCEL400SHEET NOTES:GENERAL NOTES:CRITICAL SHEET NOTES:MATERIALS LEGENDTYLER ROAD9'-2"10'-6"3'-0"6'-3"3'-6"0102010403Packet from April 11, 2023 BOZA Hearing 010203040506070809101112131415161718192021222324LIMITS OF WORKCONCRETE DRIVE TO BE REMOVEDCONCRETE SIDEWALK TO REMAINEXISTING UTILITY TO BE RELOCATED - FIELD LOCATEWITH LANDSCAPE ARCHITECTEXISTING TREE TO REMAIN, TYP.REAR LANDSCAPE TO REMAINFLOATING STEPS - STONE (M08)CONCRETE WALL WITH STONE VENEER (M10)BLACK HORIZONTAL STEEL SPINDLE FENCEWOOD PRIVACY FENCEFENCE GATENEW CONCRETE PLANK DRIVEWAY (M01)FLOATING STEPS - CONCRETE (M01)CONCRETE PAD (M01)12" RAISED STEEL VEGETABLE GARDEN2"X1" STEEL HANDRAILSTONE PAVING - MORTAR SET (M08)18" HT. STEEL BASE BENCH W/WOOD DECKING (M09)SAUNA ON CONCRETE PIERS (BY OTHERS)STEEL BLADE RETAINING WALLSTONE STEPPING PAD (M08)STEEL EDGING, TYP.CONCRETE BAND (M01)STONE SLAB STEP (M11)01020304THIS IS A CONCEPTUAL LANDSCAPE PLAN ONLY. ALLDIMENSIONS AND EDGES ARE FOR GENERALREFERENCE ONLY AND WILL NEED TO BE FIELDVERIFIED WITH EXISTING SITE MEASUREMENTS,ALIGNMENT, AND DIMENSIONS OF PROPOSED PATIOS,WALKWAYS, DOORS, AND STRUCTURES. ALIGNINGEDGES OF PATIOS AND WALKWAYS WITH PROPOSEDEDGES IS MORE IMPORTANT THAT ACTUALDIMENSIONS ON THIS PLAN. LAYOUT MUST BE FIELDVERIFIED. CONTACT LANDSCAPE ARCHITECT WITHANY DISCREPANCIES.ANY SPOT ELEVATIONS ON THIS PLAN ARECONCEPTUAL ONLY. ANY FINAL GRADING ORDRAINAGE SHALL BE PROVIDED BY A CIVILENGINEER, IF REQUIRED. R DESIGN IS NOT LIABLEFOR ANYTHING CONSTRUCTED BY REFERENCINGTHESE PLANS. THE CONTRACTOR SHALL FIELDVERIFY ALL GRADES AND MEASUREMENTS ON SITE.NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES.ALL LAYOUT AND GRADING SHALL BE INCONFORMANCE WITH ANY AND ALL CITY ORMUNICIPAL REQUIREMENTS. THE CONTRACTOR ISRESPONSIBLE TO VERIFY ALL DRAINAGE, LAYOUT,SETBACK OR EASEMENT REQUIREMENTS PRIOR TOINSTALLATION. R DESIGN IS NOT RESPONSIBLE FORANYTHING CONSTRUCTED BASED UPON THESEPLANS.PROVIDE MINIMUM SLOPES AS REQUIRED ON ALLHARDSCAPE SURFACES. WOOD DECKING IS TOREMAIN LEVEL ACROSS AS IT IS CONSIDERED APERVIOUS STRUCTURE. PROVIDE MINIMUM SLOPESAS REQUIRED UNDER DECKING STRUCTURE .CONFIRM SLOPES WITH A CIVIL ENGINEER BEFORECONSTRUCTION. ANY CLARIFICATION SHALL BECONFIRMED BY A LICENSED CIVIL ENGINEER ANDAPPROVED BY THE LANDSCAPE ARCHITECT PRIORTO INSTALLATION.CONTRACTOR IS RESPONSIBLE FOR CONFIRMING THE EXTENTS OF ALLLANDSCAPE ELEMENTS PROPOSED FOR REMOVAL WITH THELANDSCAPE ARCHITECT OR OWNER PRIOR TO CONSTRUCTION.CONTRACTOR IS RESPONSIBLE FOR THE PRESERVATION OF ALLEXISTING TREES TO REMAIN IN ACCORDANCE WITH THE CITY OFBOULDER TREE PRESERVATION GUIDELINES.ANY CONCERN WITH EXISTING TREE HEALTH SHALL BE BROUGHT TOTHE ATTENTION OF THE LANDSCAPE ARCHITECT IMMEDIATELY UPONDISCOVERY.CONTRACTOR SHALL CONFIRM EXTENTS OF EXISTING TREES TO BELIMBED UP WITH LANDSCAPE ARCHITECT PRIOR TO REMOVAL.REFER TO STRUCTURAL PLAN AND DETAILS FOR ADDITIONALINFORMATION ON PROPOSED WALLS.SOUTH FACE OF WALL SHALL ALIGN WITH ARCHITECTURE A MINIMUMOF 6" BEYOND EXISTING WINDOW.CONTRACTOR SHALL PROVIDE GCFI OUTLET FOR POWER TO SAUNA.OUTLET TO BE LOCATED ON BACKSIDE OF RETAINING WALL. ALL WIRESTO BE HIDDEN WITHIN GRAVEL BED.PROPOSED CONCRETE BAND SHALL HAVE MINIMAL IMPACT ONEXISTING TREE ROOT ZONE.ONLY RUN GAPS BETWEEN PAVERS, ELIMINATE SECONDARY GAPSALLOW A MIN. OF 6' FROM TREE UNDISTURBED BY WALL FOOTER.C1C2C3C4C5C6C7C8C9C10M01.1 - REGULAR GRAY CONCRETE WITHLIGHT BROOM FINISHM02 - BLUEGRASS SOD LAWN WITH 100%COVERAGE SPRAY IRRIGATIONM03 - WOOD MULCH/PLANTING BEDM04 - 2"-3" LAYER OF 38" CRUSHED IRREGULARBLACK GRANITEM05 - 2"-3" LAYER OF 34" CRUSHED IRREGULARBLACK GRANITEM06 - COBBLESTONE ROCKM07 - ARKANSAS VALLEY SEED NATIVEWONDER SEED MIX WITH 70% COVERAGESPRAY IRRIGATIONM08 - STONE UNIVERSE JUMBO GRAY MISTBLUESTONE PAVER - ASHLAR PATTERNM09 - 4" WIDE IPE WOOD DECKINGM10 - COOPER STONE CORDOVA CREAMSTONE VENEERM01.2 - REGULAR GRAY CONCRETE WITHSANDSCAPE FINISHOVERALLSITE PLANL500OVERALL SITE PLAN1" = 10' - 0"010NORTH20SYMBOLS LEGENDPROPERTY LINEEASEMENT LINE811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SETSHEET NOTES:GENERAL NOTES:CRITICAL SHEET NOTES:MATERIALS LEGENDALPINE AVEEXISTINGRESIDENCE06021123, 0901011113141508, 090122210717091618091419071608, 0920032011171205040824Packet from April 11, 2023 BOZA Hearing L600811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SET3D PERSPECTIVEIMAGERY02CONCEPTUAL PERSPECTIVE IMAGERY - FROM SIDEWALKSCALE: N.T.S- FROM TYLER LOOKING NORTHEAST -- FROM TYLER LOOKING NORTH -- FROM ALPINE LOOKING NORTH -- FROM ALPINE LOOKING NORTHWEST -01CONCEPTUAL PERSPECTIVE IMAGERY - OVERALL SITESCALE: N.T.S SAUNA SAUNA SAUNA SAUNAPacket from April 11, 2023 BOZA Hearing L601811 CALL 2 BUSINESS DAYS IN ADVANCEBEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUNDMEMBER UTILITIESCALL UTILITY NOTIFICATION CENTER OF COLORADODRAWN BY:SHEET NO.:SHEET TITLE:DATE:CHECKED BY:BKRBALPINE AVENUE 1951 ALPINE AVE, BOULDER, CO 80304ISSUE:DATE:1200 BANNOCK ST.DENVER, COLORADO80204303.600.8795rdesignstudios.coml a n d s c a p e a r c h i t e c t u r ep l a n n i n g + u r b a n d e s i g nPARCEL #:14633011402MARCH 10, 2023NOT FORCONSTRUCTIONDRAFT SET3D PERSPECTIVEIMAGERY01CONCEPTUAL PERSPECTIVE IMAGERY - OVERALL EXTERIOR VIEWSSCALE: N.T.S02SUPPORTIVE NEIGHBORS LOCATION MAPSCALE: N.T.S1951 ALPINE AVE- FROM TYLER LOOKING NORTHEAST -- FROM TYLER LOOKING NORTH -- FROM ALPINE LOOKING NORTH -- FROM ALPINE LOOKING NORTHWEST -THIS PROPERTY OWNER IS INSUPPORT OF PROPOSEDVARIANCE AND WILLING TOPROVIDE WRITTENDOCUMENTATIONPROJECT SITETHIS PROPERTY OWNER IS INSUPPORT OF PROPOSEDVARIANCE AND WILLING TOPROVIDE WRITTENDOCUMENTATIONTHIS PROPERTY OWNER IS INSUPPORT OF PROPOSEDVARIANCE AND WILLING TOPROVIDE WRITTENDOCUMENTATIONSAUNASAUNASAUNA SAUNAPacket from April 11, 2023 BOZA Hearing Packet from April 11, 2023 BOZA Hearing Packet from April 11, 2023 BOZA Hearing Packet from April 11, 2023 BOZA Hearing Packet from April 11, 2023 BOZA Hearing