4 - Call Up: Use Review (LUR2008-00002) and Site Review (LUR2008-00020) for 1845 18th St- request to remove a rear addition and request for a parking reductionMEMORANDUM
TO: Planning Board
FROM: Karl Guiler, Planner II
DATE: April 17, 2008
SUBJECT: Call Up Item: 1845 18°i Street
1) USE REVIEW: Request to remove a rear addition to a no~-conforming triplex and replace with a
new addition up to 10% of the existing squaze footage. (Additions may be permitted to nonconforming
uses, if the criteria for Use Review are met and if the square foo[age expansion is no more than 10% of
the existing square footage.) The applicant also requests a variance to the front landscape setback to
permi[ the additions at 6 feet where 25 feet is [he standard and a variance to [he rear setback [o pernut [he
additions at 12 feet where 25 feet is the standard. The variance requests can be considered pursuant to
Section 9-2-15(~(6), B.R.C. 1981, [LUR2008-00002], and;
2) SITE REVIEW: Request for a parking reduction, pursuant to Section 9-9-6(~, B.R.C. 1981, to permit
four parking spaces on a site, where code requires six parking spaces, to accommodate the expansion
described ubove. This equates to a 33% parking reduction. Although not counted in [he parking totals per
code, the applicant is proposing an extra tandem space bringing the site total to 5ve spaces. Code does
not recognize tandem spaces in the totaL [LUR2008-00020]
Attached is the disposition of approval to allow for a minor addition to an existing nonconfornung triplex
at 1845 18`~ Street in the Chamberlain neighborhood. The roughly 310 square foot addition would replace
an existing 140 square foo[ addition built in the 1970s. The building is nonconfornting, because the
number of units predates the current density requirements of RH-2 zoning disVict. Current code would
allow one unit by right and three through Planning Board review. Nonconforming units are permitted to
continue, so long as they are not unlawfully expanded.
In this case, a square footage expansion of no more than 10% (consistent with code) is reques[ed and has
been approved by staff, since it has been found tha[ the Use Review criteria can be met. Because the
height and massing would not be significant and would be harmonious with the exis[ing historic structure,
staff found that the addition would be an improvement over the existing addition, which is arguably less
harmonious with the historic structure, and compatible with the existing character of the ~eighborhood.
The Iceation of the addition, which requires variances (permitted through Use Review), is also found to
meet [he variance criteria, because of [he narrow configuration of the lot, the unusual orientation of the
building on the property vis-a-vis neighborhood strucwres, and the existing s[ructure's es[ablished
location within current setbacks.
Because of the RH-2 restrictive parking requirements, the minor addition increases the parking
requirement on the lot by 2 parking spaces, although no bedroom additions are proposed. This
necessitates a 33% parking reduction to pernut four spaces, where six would be required. Because the
parking reduction is on a residential property, it also requires a simple Site Review. Staff has come to the
following conclusion relaCed to the parking reduction:
The a~plicant has proposed an ndditionad tanclem space that could be used under more
constrained scenarios. As the bedroom count would not tnerease and the applicant has noted
that, with higher erzd apanments, it is unusual to have npartments with more than one oecupant
per bedroom, it is coneluded that the motor vehieles can be accommodceted.
This is beeause under a scenario with five tenants, there would be five spaces on the site thnt
could accommodate those tenants. The tandem space, albeit not recognized by code, is not
anticipated to be overly problematic, as five car-owning tenants on the site would be rare and in
the case that all had cars. the nvo spaces (e.g., tandem and conformingJ would serve one
individual apartment, where tenants could agree on a system of moving cars to access the tandem
space, rather than hvo separate tenants duct may not be associated.
Although that would be a more extreme scenarzo, the site location would be an incentive to
renters dznt do not have cars, as the site has convenient and immediate access to Canyon blvd.,
where there is fre9uent bus service. Also, guests and tenants could take rtdvmuage off
unrestricted on-street parking along the site's over one hutzdred foot frontage on ]8" Street, as
well as public parking on 19`~ Street.
To be consistent with the Site Review criteria, staff has also required the screening of the parking area
with shrubs, improvements to the existing paking area to meet current dimensional requirements, and has
required [he flagstone patio (as proposed by the applicant) to enhance [he open space on the site. Per
code, a bike rack is also required on [he site.
The proposal was approved by Planning and Development Services staff on April 7, 2008 and the
decision may be called up before Planning Board on or before April 21, 2008. There is one Planning
Board meeting within the 14-day call up period on April 17, 2008. Questions about the project or
decision should be directed to Karl Guiler at (303) 441-4236 or puilerk@bouldercolorado.2ov.
CITY OF BOULDER
,~,/~y~~~~ Planning and Development Services
~ 1739 Broadway, Third Floor P.O. Box 791, Boulder, CO 80306-0791
phone 303 441-1880 fax 303-441-3241 web boulderplandevelop.net
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that the following action was taken by the Planning Department based on the
standards and criteria of the Land Use Regulations as set forth in Chapter 9-2, B.R.C. 1981, as applied to
the proposed development.
DECISION: APPROVED WITH CONDITIONS
PROJECT NAME: 1845 18'° Street
DESCRIPTION: 1) USE REVIEW: Request to remove a rear addition to anon-conforming triplex
and replace with a new addition up to 10% of the existing square footage.
Additions may be permitted to nonconforming uses, if the criteria for Use Review
are met and if the square footage expansion is no more than 10% of the existing
square footage. The applicant also requests a variance to the front landscape
setback to permit the additions at 6 feet where 25 feet is the standard and a
variance to the rear setback to permit the additions at 12 feet where 25 feet is the
standard. The variance requests can be considered pursuant to Section 9-2-
15(f)(8), B.R.C. 1981 [LUR2008-00002]; and
2) SITE REVIEW: Request for a parking reduction, pursuant to Section 9-9-6(f),
B.R.C. 1981, to permit four parking spaces on a site, where code requires six
parking spaces to accommodate the expansion described above. This equates to a
33% parking reduction. Although not counted in the parking totals per code, the
applicant is proposing an extra tandem space bringing the site total to five spaces.
Code does not recognize tandem spaces in the total [LUR2008-00020].
LOCATION: 1845 18"' S[reet
COOR: N03W05
LEGAL DESCRIPTION: The North Y: of the West 40 feet of Lot 9, Chamberlain's Addition to the
Town of Boulder, County of Boulder, State of Colorado.
APPLICANT/OWNER: Clifford Brown
APPLICATION: Use Review, LUR2008-00002 & Site Review, LUR2008-00020
ZONING: RH-2, High Density Residential
CASE MANAGER: Karl Guiler
VESTED PROPERTY RIGHT: NO; the owner has waived the opportunity to create such right
under Sec[ion 9-2-19, B.R.C. 1981.
Approved On:
Date
By:
Ruth McHeyser, Acti Planning Director
This decision may be appealed to the Planning Board by filing an appeal letter with the Planning
Department within two weeks of the decision date. If no such appeal is filed, the decision shall be
deemed final fourteen days after the date above mentioned.
Address:«CSM_ADDRESS» ~
Appeal to Planning Board expires: I~~~ ~V
I
IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A
DEVELOPMENT AGREEMENT MUST BE SIGNED BY THE PROPERTY OWNER. IF THE
DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS OF THE FINAL
DECISION DATE, THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY EXPIRES.
Pursuant to Section 9-2-12 of the Land Use Regulations (Boulder Revised Code, 1981), the applicant
must begin and substantially complete the approved development within three years from the date of final
approval. Failure to "substantially complete" (as defined in Section 9-2-12) the development within three
years shall cause this development approval to expire.
CONDITIONS OF APPROVAL
1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all approved
plans dated March 24, 2008 and on file in the City of Boulder Planning Department.
2. The Applicant shall not expand or modify the approved use, except pursuant to Subsection 9 2-15(h), B_R.C.
1981.
Address: «CSM ADDRESS»
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Location: 1845 18th St /
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Project Name: 1845 18th Street ~ -f
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BorrldeY
Review Type: Use & Site Review ~ '
c s fhe information depicted on this map is provided
~ & ~ as graphical representation only. The City of Boulder
Review Number: L UR2008-00002 & 20 provides no warranty, expressed or implied, as to
1 inch equals 300 feet [he accuracy and/or completeness of the information
Applicant: Ford Brown contained hereon.
P.EVISIONS BY
A -3;" ~ - ~ ~ /S-6"~
i
LLGAf. DESCRIPTION 18Th 5T RE ET T [ZI - P L.EX -
°a The North I/z of the West 40 feet o{ Lot 9, -
i
,5 C11AMf3ERLAIN'SADDITIONTOT~F,°`ti-'~~°F`>°~L°`R, PROPOSED SINGLE-STORY ADDITION
~~Gn~OR p ~ Couniy of Boulder,
II ` 1v~ < = ~~'I State of Colorado.
a ° , QR , 401. ~ 1845 18th STREET ~ a
BOULDER, CO 80302 W "
~ ~ I ~pNm~
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I.C; I I I I_ ~ I I~_72" DRAWING INDEX w
- - p I ~ I i-_ - a A-! ....SPECIFICATIONS SNEET, SITE PLAN, ~ VICINITY MAP ~
s' ~ , ~ ' G`o~ A-2.... EXISTING FLOOR, ROOF, E DEMO PLANS ~ Q
_ 1- W
~ ~ A-3.... EXISTING EXTERIOR ELEVATIONS W
z o2 1 ~ ~ ~ ~ I I A-4.... PROPOSED FLOOR 4 ROOF PLANS `Z~
I I2. o-.. ~1-
A-5....PBOPOSED EXTERIOR ELEVATIONS z
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25.-D. I - ~ 0>
REAR I _`J--I i I ZONING NOTES:
SETBACK I ,(N) FLA STONE
-r-- 20'-0' ~ ° 25' 0"
I I i FRONT ~I I. zowNGTrre: Rrl-z ~
~ I; , _ sRBACK U
- : I . 2. SEf8ACK5: FRONT - 25' 0" ~
I _
I ~ REAR - 25-0"
I ~ s I ~ I ~ GENERAL NOTE: sines - I a~o° (AGG. za-o) ~
I ~ I - -I ti9~'-
Q.
~ 2 i .ONLY ONE TREE (RUSSIAN OLIVE) f5 TO BE
I' a I I
(n ~ ~ i kfMOVED AND NO OTHER TREES SHALL BE
~ o +I 19'.a'I~ ° ~ a ~ St1Rt~B ~ RFMOVeoasPARTOFmISPROLECr. AREA CALCULATIONS (SQ. FT.):
O w W I Q' I
mom? II ~ ~ ~ I z
7~.2I ~ ~ J ~ UJ ~J 70 ~OI 6 EXISTING FIRST FLOOR fUNli A): 708 0
i W Z Q ~a I ~ EXISTING FIRST FLOOR (UNIT B)~, 350 W h
I Z O °I ° ~ , ~ U EXISTING SECOND FLOOR (UNIT C): 771 J 0
J i I 1 I EXISTING FOYER: 23 fL Q
U I ° ~ ° ~ 1 TOTAL CONDfnONED SPADE (ALL UNIiS)= I ,852 ~ }
i s'A° I ° a I 0 covERED PoRCn: a6 w o
_ ~ EXISTING TOTAL LOT COVERAGE (F007PRINT): I , 167 ~ ~ ~ o
I I I ° _ ( ) P RKIN STALL ~ ~i EXISTING LOT COVERAGE PERCENTAGE: 1,16716,283.2 = 19Wo F- l(1 ~ Q
° ° i F-
' ° a ) ~ PROPOSED FIRST FLOOR ADDITION !UNIT A): 223 ~ ~ ~ ~
-90~' 4'-0'-% '-0"19'-6' ~ n~ SITE LEGEND: PROPOSED TOTAL CDNOITIONED SPACE NNIT A): b91 ~ Z
MAXIMUM Al10WED CONDITIONED SPACE INCREASE: 185.2 (10`F,) to _ ~
~S H A~T AL4~ I ! ACiUN CONDITIONED SPACE INCRErLSE: 223-38 FROM DEMO (CRPDID = 185 (i (PA) m
~ , ~ ~ ~ PROPOSED LO7 COVERAGE PERCENTAGE IFOOTPPJNT):1,35716.283.2 - 22R Z ~
i PROPOSED STRUQURf ~ ~
N 40.0'
lo'o° i ~ Ex~snNGSTRUCTURE ~
SITE PLAN SIDE
I'= i 0'-0- ~ SEI BACK - - ° I _
~11 a - PROPERTY gOUNUARY ~e. 0312a1U8
B'-o-6' 21'-7"- - ~ a 3" - _ _ - SEiBACKINDICATION s"~ nsSHOtaN
Dv?,5 PREPARED BY: ddf"'~
A-I
PAUL MINOR
,
REV151ON5 6Y
G_ErvERAL NOTES:
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PAUL MANOR
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- - -
114'=I'-0" r~io~~"'
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EXISTING 5OUTI1 {LEFT SIDE) ELEVATION EXISTING NORTH (RIGHT SIDE) ELEVATION q
114"- I'-0" ~ I ]4"= I . 1!G`. 'REPARLD BY~ I1_3
PAUL MINOR
REVI`vION'~ "`-r
~ _
~ -2E z~' - -i _ .._26,. GENERAL NOTES
I' ~ '3-e" - ~ T-I I~• % - a'LZ Ir~6'z' I. SOLID HATCtlED WALLi INDILh1t M1LN t.Ur.7,'ri,.;: i R,
~ / - ~ ~ n' -~~,F 3 op~ _ 2. CIMENSIONS ARf SHOWN TO nN15nfD MniER~n.I ~;r° ~-N'~~- J
- WINDOW. U.O.N.
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