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5A - Site Review for Height Modification (LUR2009-00003) located at 230 Bellevue Dr. CITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: April 16, 2009 AGENDA TITLE: Public hearing and consideration of a Site Review for lleight Modification #LUR2009-00003 (Pulver Residence) located at 230 Bellevue Drive, to modify the height of the proposed addition (1,518 square feet, including 647-square foot garage) to 39.4' from the maximum permitted height of 35' within the Residential Low-1 (RL-1) zone district. The site is comprised of 18,416 square feet. Applicant: JV DeSousa Owner: Page Pulver and Jonathan Garson REQUESTING DEPARTMENT: Ruth Mclleyser, Executive Director of Community Planning David DriskelI, Deputy Director of Community Planning Jessica Vaughn, Planner I OBJECTIVE: Define the steps for Planning Board consideration of this request: 1. Hear Applicant and Staff presentations 2. Hold Public Hearing 3. Planning Board discussion -Is the request consistent with required Site Review criteria set forth in Section 9-2-14(h), B.R.C. 1981, specifically Section 9-2-14(h)(2)(F), Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area? 4. Planning Board take action to approve, approve with conditions, or deny STATIS'T'ICS: Proposal: SITE REVIEW: Height Modification request for a 1,518 square foot addition to exceed the maximum permitted height (35 feet) of the RL-I zone district to 39.4 feet. Code Modifications: Height. Requested Height Code Requirement Modification Requested 39.4' 35' 4.4' SAPLANT1341 FIVISNEMOSQ30 Bellevue IItight Mod.JV 4209.doc AGENDA ITEM 4 5A Page 1 Project Name: Pulver Residence Location: 230 Bellevue Drive Size of Tract: 18,416 square Ieet Zoning: Rl. 1 (Residential Low-1) Comprehensive Plan: Low Density Residential KEY ISSUES: 1, is the proposed height modification consistent with the Site Review criteria set forth in Section 9-2-14(h), B.R.C. 1981, specifically Section 9-2-14(h)(2)(1): Building Design, Livability and Relationship to the Existing or .Proposed Surrounding Area? BACKGROUND: Project Description The applicant is proposing a 1,590-square foot addition to the existing residence (3,378 square feet) at 230 Bellevue Drive (see Attachment A, Applicant's Proposed Plans and Attachment B, Applicant's Written Statement for a complete description of the proposal). The addition will supplement the existing structure by providing an attached garage (719 square feet), master suite (571 square feet), and additional storage in the basement (300 square feet). The proposed addition requires a Site Review Height Modification that is in excess of the maximum permitted height of 35 feet within the RL-1 zone district. The height of the existing structure is 34.9 feet. The proposed height of the addition is 39.4 feet. Zoning Description The site is zoned Residential Low-] (RL-1) which is defined as "Single-family detached residential dwelling units at low to very low residential densities" (Section 9-5-2 (c)(1)(A), B_R_C. 1981). The minimum lot area for the RL-1 zone district is 7,000 square feet, maximum floor area ratio is 0.8:1, and the maximum permitted height is 35 feet. Properties adjacent to and within the vicinity of 230 Bellevue Drive are all zoned RL-1. Existing Site/Site Context 230 Bellevue Drive is a single lot comprised of 18,416 square feet (.42 acres) coned RI.-1 (see Attachment C, Vicinity Map). The site is a through-lot extending from the 200 block of Bellevue Drive on the west to the 1400 block of Bellevue Drive on the east. The existing residence faces and takes access from the western portion of the site. There are several conditions that are unique to this site that limit building placement and the permitted building S \PLAW13-ITEMS\MEMOS\230 Bellevue Height Mod 1V 4.2.09.doc AGENDA ITEM # 5A Pape 2 envelope, including wetland, 100-year floodplain, high hazard zone and conveyance zone designations, topography and the location of the existing structure. 230 Bellevue Drive is in the Lower Chautauqua neighborhood within a small valley between Enchanted Mesa and Kohler Mesa. There is a seasonal stream that runs along the bottom of the valley known as King's Gulch. King's Gulch flows across the site from south to north along the eastern portion of the site creating the 100-year floodplain, high hazard zone and conveyance zone. There is also a designated wetland that extends approximately 35 feet on both sides of the flow line of King's Gulch and leaves the rear (eastern) two-thirds of the subject property with little or no development potential. Additionally, there is a heavily forested riparian corridor habitat that runs along either side of the seasonal stream. The buildable portion of the building envelope on the eastern portion of the site is significantly reduced by the wetland, 100-year floodplain, high hazard zone, and conveyance zone designations along with existing vegetation (see Attachment D, 230 Bellevue Permitted Building Envelope per Setbacks with Designated Wetlands, High Hazard Zone, Conveyance lone and 100-Year Floodplain). Sections 9-3-4, "Regulations Governing the Conveyance Zone", 9-3-5 "Regulations Governing the High Hazard Zone, " and 9-3-3, "Regulations Governing the Floodplain," B.R.C. 1981 do not allow any structures intended for human occupancy in the high hazard zone nor any structures or obstructions that will cause arise in the flood water elevation in the conveyance zone. The 100-yr flood zone requires residential structures to be elevated and built with special flood requirements. Pursuant to Section 9-3-9(g)(1), B.R.C. 1981, the wetland designation specifics that the applicant must "demonstrate that all adverse impacts on a wetland, either directly or through its associated buffer area, have been avoided through a reduction in the size, scope, or density of the project or a change of project configuration or design." In this case, the current application is the preferred option because it does not provide any impact on the wetland and is financially feasible. 230 Bellevue Drive slopes clown steeply from the western property line to mid-lot, where the slope moderates and becomes shallower as you move across the site to the east. The low point of the site is within the flow line of King's Gulch, at which point the topography rises sharply to the eastern property line where it meets the street (see Attachment E, 230.Bellevue Drive Site Topography). Overall, the site is comprised of approximately 21% slopes, as measured within the building envelope per setback requirements. However, the slope along the western portion of the site, where the existing residence is located, is upwards of 36%. Although the western portion of the site is not ideal fbr development, the existing residence was placed on the western portion of the site due to the limitations imposed by the natural features to the east (wetland, 100- year floodplain, high hazard zone and conveyance zone). The location of the existing structure has the appearance of a single-story structure with a flat roof when viewed from the western portion of Bellevue Drive. however, the house is a three- story, 34.9-foot tall structure built adjacent to a sharp natural slope, as is revealed when looking from the east. The existing house is positioned at the minimum side yard setback (5 feet) from the southern property line, leaving the only remaining portion of the site with access from the western portion of Bellevue Drive, the area immediately to the north of the existing structure, where the proposed addition is to be located (see Attachment F, 230 Bellevue Existing Structure S \PI-AN\PR-I I EMS\MF. vIOS\230 Rcllevuc Height Mod JV 4 2 09_doc AGENDA ITEM h 5)1 3 and Setbacks). The purpose of locating the addition in this area is to limit the level of disturbance to the eastern portion of the site and to preserve the existing, natural topography. Currently, 230 Bellevue Drive has no garage or carport to accommodate on-site parking or storage. Additionally, the property does not have a conforming off-street parking space as there is no place beyond the required 25-foot front yard landscape setback to park a vehicle. The existing site area between Bellevue Drive and the residence is utilized for temporary on-site parking and storage. Virtually all of this area is surfaced with gravel paving. The existing structure also has no master bedroom and has limited storage space on the lowest level in a crawl space/basement, two full floors below street level. Character of the Surrounding Neighborhood As required as part of the Site Review application, the applicant submitted information gathered from the Boulder County Assessor's wcbpage and the City of Boulder records, including building permits and approved plan sets, in order to provide building specifications, including square footage, building footprints and height information for the surrounding neighborhood. The information was representative of 45 residences within the surrounding neighborhood. 'The Lower Chautauqua neighborhood hosts a variety of large and architecturally distinctive, homes. If there is a coherent and distinctive character within the surrounding neighborhood it is that of variety and mid-century contemporary styles. Many of the houses within the surrounding area, both new and old, are larger or taller than the existing home located at 230 Bellevue Drive before and after the proposed addition (see Table 1, Percent Residences Larger or Taller than 230 Bellevue Before and After Proposed Addition, below). Percent Residences Larger or Taller than 230 Bellevue Before and After Pro osed Addition Larger (S1~) Taller (PT) Pre 230 Bellevue Addition 53%(24/45) 49%(22/45) Post 230 Bellevue Addition _ 37%(17/45) _ 18%(8/45) _ Table 1: Percent Residences Larger or Taller than 230 Bellevue. Before and After Proposed Addition Homes within the immediate area range from approximately 1,500 square feet to 10,500 square feet, excluding garages. Approximately 84 percent of the homes within the surrounding neighborhood range in size from 1,500 square feet to 5,500 square feet; of those approximately 66 percent are below 3,500 square feet in size. The homes immediately adjacent to the north and south of 230 Bellevue, 260 Bellevue and 160 Bellevue respectively, are approximately 3,024 square feet and 3,280 square feet in size (excluding garages, which add approximately 432 square feet and 484 square feet) (see Attachment G, Sheet K 1.6, Surrounding Neighborhood Statistics). The existing residence at 230 Bellevue Drive is 3,378 square feet and there is no existing garage. With the proposed addition (1,590 square feet, including 719 square foot garage), the new total square footage of 230 Bellevue will be 4,249 square feet (excluding the 719-square foot garage, which would yield a total of 4,968 square feet). The proposed addition to the existing residence S:\PLAN\PB-ITEMS1M1tMOS\Z30 Bellevue Height Mod JV 42.09.doe AGENDA ITEM # SCI Page 4 at 230 Be11CVLle Drive is within the mid-range size of the surrounding homes in the immediate area, but slightly exceeds the size of those residences immediately adjacent (see Attachment G, Sheet K 1.7, Surrounding Neighborhood Statistics). Building footprints within the surrounding area range from approximately 1,105 square feet to 5,120 square feet. Approximately 78 percent of the existing residences within the surrounding area have footprint sizes ranging from 1, 105 square feet to 3,105 square feet; of those approximately 56 percent are below 2,105 square feet (see Attachment G, Sheet K 1.4, Surrounding Neighborhood Statistics). The footprints of the residences located immediately adjacent to the north and south, 260 Bellevue and 160 Bellevue, are approximately 1,770 square feet and 2,156 square (ect, respectively. The existing building footprint of 230 Bellevue Drive is 1,386 square feet. After the proposed addition, the building footprint will be 2,111 square feet, which is consistent with the existing structures in the surrounding area and approximately mid-way between the footprints immediately adjacent (see Attachment G, Sheet K 1.5, Surrounding Neighborhood Statistics). Building heights within the surrounding neighborhood range from 18 feet to over 50 feet, as measured by code. Approximately 49 percent of the homes within the surrounding neighborhood are 35 feet or more in height, of those approximately 63 percent are under 40 feet in height. The existing residences immediately adjacent to 230 Bellevue to the north, 260 Bellevue, is reportedly 27 feet. The height of the existing residence adjacent to the south, 160 Bellevue is reportedly 40 feet (see Attachment G, Sheet K 1.3, Surrounding Neighborhood Statistics). The existing height of 230 Bellevue is 34.9 feet, which is roughly mid-way between that of its neighbors and within the majority height range. However, the height of the proposed addition (39.4 feet) will be taller than 82% of the residences within the surrounding neighborhood. Some homes in the surrounding area, however, are permitted to go up to 55 feet due to steep slope designation. Although the 230 Bellevue property does not meet the definition of "steep slope," the existence of steep slopes on nearby lots explains why some of the lots in the surrounding neighborhood exceed the 35 foot height limit. Section 9-7-5(a)(2), B.R.C. `Building Height," allows for an alternative building height calculation to compensate for steep slopes. On a slope measured within the building envelope created by the required setbacks from property lines that is greater than twenty degrees (36.4 percent slope), the building height may not exceed twenty-live feet. However, under no circumstances shall a structure exceed fifty-five feet as measured... (see Figure 1, Steep Slope Building Height). S_TLAMIPH-IT[MS1MF:A40S',2',0 Bellevue Ileight Mud 1V d2 U') duc AGENDA ITEM # ~A Page 5 > 20° slopes' - Vr.I titirJ r.ycwf d 25' ♦ r i r !r I 1 1 I I ~ - ~ a Ali', ,:.MUre. Figurc 1: Steep Slope Building I]eight The intent of the steep slope designation is to create a terraced building design, in order to break- up and minimize the mass and bulk of'a building that may sit atop and walk down a slope. The height of the proposed addition (39.4 feet) at 230 Bellevue is a difference of 4-5 feet vertical distance, from the height of the existing structure. The height increase is a result of 2.5 feet (30 inches) of building height combined with a 2.0 foot lower low point within 25 feet of the structure as defined by the Boulder Revised Code. Staff has recommended approval with the condition that the height of the proposed addition not exceed the height of the existing roofline, which takes into consideration the topography and the new low point after the proposed addition. With the condition, the height of the proposed structure will not exceed the height of the roofline of the existing residence, but will be 2.0 feet taller as measured from the new low point, 36.9 feet. The condition will minimize impacts on the neighboring property to the north in terms of' bulk, mass and solar access and make the proposed addition more consistent with the heights reported within the surrounding neighborhood (after the proposed addition to 230 Bellevue 18% of the homes within the surrounding neighborhood will be taller, see 'fable 1 above). Project History On August 14, 2008, the Board of Zoning Adjustment (BOZA) approved a variance and appeal for a solar exception and variance to the front yard setback in order to construct the addition in question (see Attachment 11, Findings and Decision of"the City of Boulder Board of Zoning ,4djustment Disposition of Zoning Case). BOZA approved a front yard setback of 20'-0" for the proposed addition where 25'-0" is required. The solar exception approval was required by BOZA because the addition in question casts a solar shadow that would exceed the limits of a 12'-0" solar fence required for properties in Solar Access Area 1. ANALYSIS: The applicant has submitted a Site Review application for a Height Modification request to modify the permitted height from 35 feet to 39.4 feet for the proposed addition. Applications for Site Review are reviewed for consistency with the review criteria set forth in Section 9-2-14(h), B.R.C. 1981, "Site Review Criteria for Review" (see Attachment 1, Site Review Criteria for Review). Q SAPI.ANTB-ITEM S\MEM0SQ30 Bellevue Height ModJV 42 09 doc AGENDA ITEM ft NS A Pape 6 1. Is the proposed height modification consistent with the Site Review criteria set forth in Section 9-2-14(h), B.R.C. 1981, specifically Section 9-2-14(h)(2)(F): Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area? The applicant is faced with unique circumstances that are specific to this site, including wetlands, 100-year floodplain, and conveyance zone designations, topography and the location of the existing structure, all of which put limitations on the existing building envelope and potential site development. The applicant has chosen to work within the confines of the existing building's location on the site in order to limit site disturbance in terms of loss of existing mature vegetation, altering existing, natural topography and drainage patterns with cut and fill, and development impacts on the natural ecosystems present on the site. In doing so, the applicant has renovated a dilapidated and outdated structure to become more functional instead of scraping the existing structure and starting anew. Additionally, the applicant has taken great strides to work within the confines of' the existing structure's style and size, so as to minimize the expansion of the existing building footprint. Staff has reviewed the proposed height modification for consistency with the Site Review criteria set forth in Section 9-2-14(h), B.R.C. 1981, specifically 9-2-14(h)(2)(F): Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area, and has determined that the proposed height modification, subject to the recommended Conditions of Approval is consistent with such based on the following: (i) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the area or the character established by an adopted plan for the area; Within the Lower Chautauqua neighborhood, the Bellevue Park area has some of the largest and most architecturally distinctive homes. If there is a coherent and distinctive character within the neighborhood, it is that of variety and mid-century contemporary stylings. Many of the houses within the neighborhood, both new and old, are both larger and taller than the proposed addition (see discussion on page 4 under Character of Surrounding Neighborhood for additional information on building square footagcs and building footprints). Building heights within the surrounding nei , lborhood range from 18 feet upwards of 50 feet. The existing residence immediately adjacent to 230 Bellevue to the north, 260 Bellevue is reportedly 27 feet. The height of the existing residence adjacent to the south, 160 Bellevue is reportedly 40 feet. While 230 Bellevue's existing height is 349 feet is roughly mid-way between that of its neighbors, the height of the proposed addition will exceed the height of the majority of the surrounding residences in that it will be taller than 82% of the surrounding homes (see discussion on page 5). Staff has recommended conditioning the height of the proposed addition so that it is consistent with the height of the existing building (34.9 feet). The proposed addition will move the low point within 25 feet of the building approximately two feet lower than the S:\PLAN\PB-I"i'EMS\MI MC1S\230 Bellevue Heigh( Mod.1V 4.2 09.doc AGENDA ITEM #5A Pape 7 low point that is currently used to measure the existing building height from elevation 5590 to elevation 5588. Staff recommends conditioning the height of the proposed addition so that the height of the proposed addition is 369 feet. The staff condition takes into account the change in grade and will minimize the appearance of the mass and bulk of the residence and the impact of the new north facade wall on the neighboring property, 260 Bellevue Drive. (H) The height of"buildings i.s in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate area; The height of the existing house is 34.9 feet. The height of the proposed addition is 39.4 feet which is a difference of 4.5 feet vertical distance. The height increase is a result of 2.5 feet (30 inches) of building height combined with a 2.0 foot lower low point within 25 feet of the structure as defined by the Boulder Revised Code. The homes immediately adjacent to the north, 260 Bellevue, and south 160 Bellevue are 27 feet and 40 feet, respectively, in height. Although the height of the proposed addition at 230 Bellevue is between that of its adjacent neighbors, it is inconsistent with the height of the majority of the surrounding neighborhood in that the height of the proposed addition will be taller than approximately 82% of the homes in the surrounding neighborhood. Additionally, of the 45 homes surveyed, the mean (average height) is 33.4 feet, the mode (height that occurs most fi-equently) is 35 feet and the median (height in the middle of the range) is 34 feet. Staff recommends conditioning the height of the proposed addition to be consistent with the height of the existing structure. Since the proposed addition moves the low point within 25 feet of the structure two feet lower, the height of the proposed addition will be two feet taller as defined by the Boulder Revised Code; however, i f the condition is applied it will not exceed the height of the existing residence in appearance. The height of the proposed addition will in effect be 36.9 feet, which will minimize impacts on neighboring properties and bring the proposed addition closer in conformity to the heights reported in the surrounding neighborhood. (iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; The need to place the proposed addition near the north property line and the difficult topography in the area made minimization of shading on the adjacent property to the north quite challenging. The proposed addition has minimal solar impacts (see Attachment A, Applicant's Proposed Plans, Sheet A1.5). There is a small area of shadow on a steeply sloped, wooded portion of the adjacent site to the north, 260 Bellevue, for a short period of time at 2 o'clock p.m. A solar exception was granted for this intrusion by the Board of Zoning S:\PL.ANi TB-ITLh1S\N11 MOS`,230 Relleviw Heir-hi Mod IV 4 2 OQAx, AGENDA ITEM Nq Pape 8 Adjustment on August 14, 2008 (see Attachment H, Findings and Decision of the City of Boulder Board of Zoning Adjustment Disposition of Zoning Case). The staff recommendation to condition the height of the proposed addition to be consistent with that of the existing residence will have an impact on the shadow analysis and further minimize the solar impacts on the adjacent lot to the north. In order to determine to what extent the solar impacts will be alleviated, a new solar analysis will need to be done. The proposed addition has minimal impacts on the views from the adjacent properties (260 Bellevue Drive, 1425 Bellevue Drive, and 1330 King Avenue). The views from 1425 Bellevue Drive (two lots to the north) and 1330 King Avenue (three lots north) are minimally impacted. The views to the west from 260 Bellevue Drive are impacted slightly. The steep slope on the western portion of 260 Bellevue Drive already cuts off most views to the west as the house sits further to the east and much lower on the lot than 230 Bellevue Drive. Additionally, a large mature evergreen tree, which will be preserved on 230 Bellevue Drive already blocks the views to the southwest from 260 Bellevue Drive. It can also be argued that the existing views from 260 Bellevue Drive will be improved, as the existing detached storage shed built within the rear- yard of 230 Bellevue Drive near the north property line will be removed. After its removal, 260 Bellevue Drive will have unobstructed views along the riparian corridor across the eastern portion of the 230 Bellevue Drive property. (iv) ff the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; The proposed addition will continue the mid-century modern style of the existing house, which is respectful of and compatible with the architectural character of the surrounding neighborhood- (v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians; The proposed addition includes the creation of a landscaped terrace which allows for exterior space between the existing home and street to be improved. Additional street trees are also included in the development plans along with the addition of a garage which will eliminate street parking and outdoor storage. (vi) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; The proposed project minimizes the impacts on the natural environment in the following ways: SAPLANIPB-l II:MS~NILMOS\230 Bellevue Ileight Mod JV 4 2 0") do( AGENDA ITEM t,:12C 4 • Minimal driveway length and paved surfaces; • Development of the western portion of the site preserves the eastern portion of the site, which is comprised of a riparian corridor for a seasonal stream, King's Gulch; • Minimal excavation except where necessary for stabilization of the addition; and • Maintenance of natural drainage patterns and topography. (vii) Cut and f ll are minimized on the site, the design of buildings conforms to the natural contours of'the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazards. The proposed addition is to be constructed with minimal cutting of the hillside for the new foundation system. There will be some fill between the structure and the street to support the driveway access to the garage portion of the addition. In general, the building conforms to the difficult topography of the site and minimizes the impact to the existing grade and drainage patterns of the site. PUBLIC COMMENTAND PROCESS: Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject property and a sign posted on the property for at least 10 days. All notice requirements of Section 9-4-3, B.R.C. 1981 have been met. No public comment either in support or in opposition was received. STAFF FINDINGS AND RECOMMENDATION: Planning staff finds that: 1. The application satisfies the Site Review criteria pursuant Section 9-2-14(h), B.R.C. 1981, specifically 9-2- l 4(h)(2)(.F): Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area if the conditions listed below are incorporated into the approval of this application. Therefore, staff recommends that Planning Board approve Site Review Ileight Modification Review 41_UR2009-00003 incorporating this staff memorandum and the attached Site Review Criteria Checklist as findings of fact, subject to the recommended Conditions of Approval below: RECOMMENDED CONDITIONS OF APPROVAL 1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all approved site plan dated October 6, 2008 and approved solar analysis and building elevations dated June 12, 2008 and on the in the City of Boulder Planning Department, except as may be modified by this approval. S-1P1.AN\PB-rrrMS\MEMOS\230 Belkwue Ileighl Mod.1V 4 2 09 doe AGENDA ITEM #5)q Page 10 2. Prior to issuance of a building permit, the Applicant shall provide to the City the following, subject to (lie review and approval by the Plarming Director and the Director of Public Works: a. Final architectural plans, including materials and colors, to insure compliance with the intent of this approval and compatibility with the surrounding area. b. A drainage plan, grading plan, and stormwater management plan meeting the City of Boulder Design and Construction Standards stamped by a Colorado registered professional engineer. c. A hillside restoration and remediation plan stamped by a Colorado registered professional engineer that includes plans to restore the hillside in the event that the Applicant fails to construct those structures or portions of building that arc necessary to stabilize the slope. d. A financial guarantee meeting the requirements of Section 9-12-13, B.R.C. 1981 in an amount necessary to implement the hillside restoration and remediation plan. C. A construction schedule in conformance with Section 10-5-2(k), B.R.C. 1981. 3. Prior to a building permit application, the Applicant shall dedicate to the City the following as part of a Technical Document Review application, subject to the review and approval of the City of Boulder Planning and Development Services Division- a. A sidewalk easement along the west property line which contains the existing sidewalk and an additional foot beyond the back of walk. 4. During the construction of the addition, the Applicant shall comply with the requirements set forth in the Section 7.13 (B)(1)(a) through 7.13 (B)(1)(c), "Storm Water Quality Best Management Practices," City of BOUlder Design & Construction Standards. 5. Prior to requesting a final inspection for the addition, the Applicant shall remove the existing driveway and curb cut on the Property, commonly known as 160 Bellevue Drive, located immediately adjacent to the south of 230 Bellevue Drivc. 6. If the Applicant fails to complete modifications to the hillside in accordance with approved plans, then the City has the right, but not the obligation to, at its sole discretion, utilize the financial guarantee, enter the Property, and implement the restoration/remediation plan or otherwise restore or stabilize the hillside. The guarantee will be in a form satisfactory to the City Attorney. The term of the guarantee shall be for a period of time sufficient to cover the construction or installation of the public improvements. The financial guarantee will not be released until final approval of all construction requirements associated with the construction of a building on the property and after the Applicant provides the Director of Public Works with as-builts stamped by a Colorado registered professional engineer in conformance with Section 1.03 (B) of the City of Boulder Design & Construction Standards, and a letter stamped by a Colorado S \PI AN\I'B-ITEMS\MEMOS\230 Bellevue Ileighl Mod Jv 4 2.09.doc AGENDA ITEM # ~ Page I I registered professional engineer indicating substantial conformance with the original approved plans and reports. 7. The Applicant shall ensure that the addition shall not exceed the height of 36.9 feet, the existing building's roof line, as measured from the low point 25 feet away from the proposed building. Approved By: Ru NiMc Icy r, .xe e Director of Community Planning Planning Department ATTACHMEN'T'S: A: Applicant's Proposed Plans B: Applicant's Written Statement C: Vicinity Map D: 230 Bellevue Permitted Building Envelope per Setbacks with Designated Wetlands, Conveyance Zone and I00-Yr Floodplain E: 230 Bellevue Drive Site Topography F: 230 Bellevue Existing Structure and Setbacks G: Surrounding Neighborhood Statistics H: Findings and Decision of the City of Boulder Board of Zoning Adjustment Disposition of Zoning Case I: Site Review Criteria for Review S_\PLAN\PB-ITEMS\MEMOS\230 Bellevue Height Mod.3V 4.2.09.doc AGENDA [TL`'I 5A Page 12 IT, - Ot 1 a f; 1 f i V O' c"- . rOtk-{C I LY.47 SiKi I r O cr r O eaa om I I Q O 1 ]a' o } 01 scrWA 71 r ~ ~ a 4t ' !4 iv Des°usa Proposed Site Plan Architecture + Design o VI 4700 s;o.,x Drive 230 Bellevue BoUlder, Colorado 60303 Height Modification 303.938.1233 [el Ij- 303,938.0578 fax 06 October 2008 ;v*JVdesousa.com V 0 20 -0 T r^- I I ;:Y t t~ ~r t _ ~ *7 F -_-o .l ' . t ~ ,~ti ..,~~J~+ r~:4JM.1 ~t,.>~ 7 ~r~~J LCtf •'ri J - r7 I.+ t .-CK.c}L3pY_-v"C./ er+• ,u ~,J~, r,r,A}~r r. •I.~_• - ~ 1r 3 ~ r Y r - - a f . ":.1 J.7 +iJL ~.S., 4" ..I, L.1 Mr - rt .F }s 'U n1r,.~.}. -•L I.j Z 1. [ h ( `tMl- l r f`.t 1 } .~q r r~ r: f w 1, ;.r _ ;r; t r.•rL r J r Ir^' - 'I1 -J'ya. tr#1.4 -CZ+. ~;x y "f R~'Yr'[r:t r hlJtF _tt ; J y~.u;P S J 5i` r rfk t.'!!'N'r" ;{}rt,1 J„_' MN.Y~'`t }'fSHkiritYf, r i L r =z CRAWLSPACE CRAWLSPACE Q d M' i t}+ 1 r s:; ^v its n.., 1.^rl4 a 'F is "t:• I u a, rN1 Yr t}7~^J,'Z I~IJt( ~7 r'Ir a fit,, t JL 2 , r s 'ITILITY I' r I'X;170 ce. BATS o o O STORAGE I'. STUDY I OFFICE ~ I .I _ 32' DECK 0 0 N~ jv DeSousa Proposed Lower Level Plan ! Architecture + Design 4700 Sioux Drive 230 Bellevue VI Boulder, Colorado 80303 Height Modification 2.1 303.938.:233 te. O6 OCiO}JeI 2008 303.938.0578 fax ;v@wdesousa.cor^ 1" = 10'-0" P I 4 r /AREA USED AREAWAY f DRIVEWAY FOR STORAGE I i UTIL I~ BED/OF--'Cc GARACE / PARKING SPACE - RAR9,1i SF-CE - 1 eA7H 1 ~ I I ! h FAMILY BIKE REPAIR SHOP BED EED 1 1 ENE G.- Lo'rr=~~~ DECK I CEILING/RGCF CEILING HE.GHT W'-1\ I TI-IS AREA S 5'-4" 32' AREA OF GARAGE Pi ITI- LULL HEIGHT CEILING INCLUDING W'AL'- THiCKNESS) = 634,3 S r a=EA OF GARAGE MTB 0 0 LOWERED CEILING HEIGHT = 83.8 SF. TOTAL AREA OF GARAGE ;INCLUDING WA_L THICKNESS) = 725.2 S.F v DeS o uuae + Desi n Proposed Mid Level Plan i 4700 Slo,x Dr've 230 Bellevue Boulder, Colorado 80303 Height Modification 202 V 3C3.938.1233 tel 06 October 2008 303.938.0578 Faxm 1" = 10'-0" a I jv@jvdesousa.co is ENTRY TERRACE i II \ I STORAGE MASTER \ ' BATW • • \ Eti'TRY L: \ TDINik3 I ' SPACE MASTER BED LOSET DIVING SPACE DECK i ' J KI'C'iEN 32' r' FL DECK N v DeS otuae + Desi Proposed Upper Level Plan 4700 Sioux Drive g 230 Bellevue Boulder, coloraoo 80303 Height Modification 293 3C3.938.1233 tel 06 October 2008 303938,0578 fax jv@ivdesousa.cc.,n 1" . 10'-0" P iP," i NEW ROOF 65"0028 =9' ~1 i ---XISIING ROOF I, i ROOF= 5624'-9 i SKYU'GH7 ,6?QOF= X626'-5" r- - - - - - - - - - - - - N { DesOUSa Pro osed Roof Plan Architecture + Design p r 4790 Sloux Drive 230 Bellevue Boulder, Colorado 80303 Height Modification 2*4 303.938.!233 'el I 303.938,0578 fax 08 October 2008 Jv51vdesoLisa. corr i _ + aG~i T10N STING Z.-SE i I i L 1 v DeSousa Architecture + Design Proposed West Elevation f • 4700 Sioux Drive 230 Bellevue Boulder, Colorado 86303 Height ?Modification w 303.936.1233 te, 08 October 2008 303,93 fax ;v@avdesousa.com 1 ° = 10'_0" Q Ex'S~hG NC:,SE tiE'x 400'".ON .n w . xx .w 1. ~7 - - k U') iv DeSousa Architecture + Design Proposed North Elevation 1.2 4700 Sioux Drve 230 Bellevue Boulder, Colorado 80303 Height Modification 303.938.;233 te? 08 October 2008 303.938.0578 fax jvONcesousa.corn 1° = 10 '-0' Q Ex Sn~'G NOu5: NEW aasmpll M !9UP waaL1~]7~~ _ SRC Cl1VAlk~11 . 6657.4~~ I I I I~I r E0, F r ~ 77 r I I r : r VIE; I~ 1 i I i I I I lr II ' I I r it r I r r I r I I - ' 1 ~ r 1 I r ~ r r ~ I ICS I I 11 jv DeSoua Architecture + Design East Elevation 193 4700 Sioux C'rive 230 Bellevue Boulder, Cole-ado 80303 Height Modification 303,938.1233 tel 303.938,0578 fax 08 October 2008 jv@jvdesousa,corn I,1 101.01, Q ti~.v ~9:T:C•. i r I r IL d, r ILL r d ATOM ~ G6~). I _ _ i~ r_xIIIs-nc.-iOUSE I ruv. o - I r f. 1 _ r~`5 F~ jv DeSousa Proposed South Elevation 1,04 Architecture + Design l 4700 Sloux Orve 230 Bellevue Bcuider, coloradc sc31.3 Height Modification 303.938.1233 tel 303.938.0578 fax 08 October 2008 +vajvdescusa,com " - 1 - 1 ~ -0 Q ATTACHMENT B Site Review - Height Modification 230 Bellevue Executive Summary Inh•oduclion The applicant proposes an addition at 230 Bellevue that requires site review for height in excess of the by- right 35'-0" limit. The applicant would like to construct an addition that supplement.- the existing structure and provides an attached garage and master bedroom suite. Because of conditions unique to this site the proposed structure exceeds the allowable 35'-0" height. The City of Boulder has established a method of treasuring building height that takes into consideration the grade around the building. For buildings on flat or low slope lots the maximum allowed building height is 35'-0" above the lowest point of natural grade within 25'-0" of the structure. For buildings on steep slope lots the maximum allowed building height is 55'-0" above the lowest point of natural grade within 25'-0" of the structure provided that the structure does not cross a line 25'-0" above the line of natural grade. These are the only two methods for determining building height within the city. For the vast majority of sites within the city these provide a fair and adequate method of measuring height. The subject property, however, is one which does not fit well within either of these general categories and their prescriptive methods. This is an "in-between" site, an idiosyncratic lot, which is in part a shallow slope and in part a steep slope. On this site the applicant is not afforded the relief of a steep slope designation that mitigates the effects of large change!; of natural grade within the immediate proximity of the building site. On this site the municipal code requires that height be calculated as if for a low slope lot even though conditions unique to the site and existing structure dictate that any addition be built on a portion of the lot where the actual slope far exceeds the minimum 20 degree threshold for a steep slope. If the proposed addition were to be built upon a lot that was flat or had a slope of up to 11% its height would be compliant. If the proposed addition were to be built upon a lot with a steep slope designation it would be compliant with only minor modification to its profile. The applicant has maintained and improved an existing structure to truly minimize the impact on the neighborhood and adjacent property owners. In this case and on this property the easier course of action would have been to remove the existing house and build a new structure as has been done at many properties both within this neighborhood and across the city. Instead, however, the applicant has chosen the more difficult, responsible and sensitive approach of keeping the existing structure. She has renovated an existing building found in extremely poor condition and made it something positive for the neighborhood. In so doing she has limited the impact on the neighborhood and neighboring properties. As a result of saving the existing structure, limitations are imposed on further development of the site. The applicant is left with the task of trying to construct an addition where conditions of the site are extremely difficult. Potential development is limited to a portion of the site where a very steep slope makes it impossible to construct a structure within the 35'-0" height allowed. In response to the difficult and limiting conditions of the site, the design team has sought to find the most responsible and sensitive design that addresses the needs of many stakeholders. The design team believes that, even with the non-compliant building height, the proposed addition is both compatible with other development in the neighborhood and a reasonable and sensitive response that values and respects the architectural character of the neighborhood, the natural environment, and the needs and rights of neighbors and community members. The applicant and design team duly request that this proposed height modification be approved. Height Modification 230 Bellevue Drive Page I of 27 ATTACHMENT C City of Boulder Vicinity Map - - __=RM;2 - Baseline Rd L-L -J Galumbine_Av Mariposa Av _ _ J I II I j. 71 Bluebell--Av - RLMI:. ~/l - -I-- -l _ Subject Area i-- / F 230 Bellevue Or ///{h"/1f\ ~ {`111 '11`11 J K~ing!Av.~.~. r , r SIeYCa { F ; l Subject 1 Location: 230 Bellevue Dr Project Name: Pulver Residence 01), of Review Type: Site Review Boulder Review Number: LUR2009-00003 NORTH ainl epidedonthis mapisof Bou ass g graphicaphical reprepresentation only- The City of Boulder prmides no warranty, expressed or impried. as to 1 inch - 300 feet the accuracy andfor oompileteness of the information Applicant: JR De_Sousa for Page Pulver - contained hereon. ~eg.Ja:c ~,.,e ~c e e to ~ ^ { a ' Z H ti # 1". 1f [ e ~y.y t * # L } - ,i ~ w r . -s='~-°~ .,t ! ~ ,`6c ~ - • ~ ~ i i tT~irI~1 at t ~ - ~'h , ki - ~ .--r' ~ ' gc: ti,r~f-SS-'l~i'ri ti b X r ,~,~`'a' Y ~ e~'~ r k1 S.v _ .a~ry.r qn r'~ar~L~s 'e=~ '7-}-f ~ r L :-r y,~ ~ I ~ s'r+t. 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'~3c"A: pf' ~ ~~`Y~=J ~ ~~1. ="st~: B': •~".a:. r r'- qtr:: kr ~r~' + ~i ~:p ~ mss` 3 ~i"~;i I:; t - ' 8,1 d *x a 4 mot, 't trr x Z fs ~ f O O O- - I a _I! m - ~ I l O O , I fV1A ~ Y ~p~I ` ~ rj J ~ d' f V a O, .%Ye •w0 C C 0 1 I _ / ~ / , , PCM •MO X1pK - - - - - - - - - - I I lr jv DeSousa ' y Existing Site Plan Architecture + Design 4700 Sloux Drive 230 Bellevue 1 VI Boulder, CcloraCO 8C3C3 1 303,938.1233 ;el Height Modification 303,938,0578'aX 06 October 2008 Z 1v@Jvde50U52 [Dm 1 " = 20 -0" y A 31s 323 I \ i 33? \ i I r l ~ t5 ~ ~ 1 ~ / l'~rhsr ;25 95 233 105 ;5 255 / rl r C5 26 S 305 r 260 BELLEVUE OR f -5 ta05 300 1 1425 ~i 35 e0 23C L-f- 33C a 25 1<20 I mi I z 33 1420 340 ~y 53~-- r 1 ~ '425 f .ctv{~ ~ I m p . ee,; ; p ~t l 1 1~ ~ i I t466 r' ~ v, c5C 1 ec0 O =BG,~r~ ,2 - -ris t 4B5 1 p l I ~ \ ~I^;~ ` LEY I ~ 1 15TH ST > jv DeSousa Houses - Three Stories Tall Architecture + Design within the Immediate Neighborhood 230 Bellevue 1 4700 SICLx Drive E4 ezulde" Cclc,ado 803C3 071 Height Modification Z 303939.1233 C 21 December 2008 303,938A 578 tax iv@i•~cescusa.c_m No Scale K ,as 1 175 375 mad 1 323 1 ;'2~, 335 Lr.. j f /J I JJJ IJ, ! 3TyS 125 .95 233 'Cs g;; t5 ~ ' 'l 2g I f, ~ ~29 y^ 260 BELLEVUE DR :25 160 35 23u ~ t i 25 142C ~1 ~ 19 ' 330 co i AMR x i 33 m l ryJ r :20 1340 53 n 425 '440 , > m ~eC 9 1 "445 o rt P, 460 a65 44p~~N X425 :6a 1, tcBS P y,~l t ` t43D ~ ~ 5 ;ego ~ r )p ISTH ST HOUSES BETWEEN 35' AND 40' TALL HOUSES MORE THAN 40' TALL N jv DeSousa Comparative Heights of Buildings Architecture + Design within the Immediate Neighborhood 4700 Slo~.x Drlve 230 Bellevue Bo-;lce:, Co•o aco 60303 Height ?vlodification 1.3 Q 303,93&.1233 :el 21 December 2008 303,938,0578 fax jv~ajvdesousa.com No Scale K t?5 ,Sy ~ I X75 I 4702 S.F, 32' 4809 S.F, 2792 S.F. +167 S. F, 333 j 3065 S. F. ~ I 550 S.F 1936 S. F. 'y 2 1602 S. F. 2552 S.F f C5 i25 195 233 034 S.F, 1899' F. fI I ~3Tys? 2120 S.F. 1 3t • 375 / 255 ~ 1458 S.F. 1426 S.F 2158 S.F 1386 S.F 2EC BEIIEVUE pp i i 425 51 7 S.F. 2330 F 35 "s3;iLJJ 1785 S.F. r 25 420 \ 770 S.F. 609 S.F. 133 it f 25 F co 2219 e-r 34 33 co 1, ,a2~ ti ,a~ ~ I Im m 1920 S.F. 2559 S.F. S \ r7 S.F. 1 74 S. \ I <aC 11 :a:5 2444 S,F 1964 S. I , v 3410 S.Fv ~ l 1 ~ 19 F 22065, 2 4 S.F, r 3 9 S. F. ~ 2427 S.F. 7»6 I `l ,c6D 1 :2, 744, p 1 36$2 S.F. ~ 1722 S,F, j 7495 S.F. f 1.,84 9 \ 4064 S.F. <si275 S.F. HOUSES WITH FOOTPRINT GREATER 3' S. t5TH ST THAN 230 BELLEVUE - 1386 S.F. CURRENT iv DeSousa N Bow- Architecture + Desi n Comparative Footprint of Nearby Buildings - • g n 4700 Sioux rate 230 Bellevue j-Ti" Boulder, cofcrado ae3c3 Height Modification C', 303.938,0578 fax 21 December 2008 V 303,938.1233 tel 104 JvC~Jvdeseusa,ccm No Scale K •%5 'I 'b5 ~ 375 s 4702 S.F. 323 4809 S.F. 2792 S.F_ •4167 S.F, 333 ~ 3065 S.F. 2550 S. F IQ 2652 5.F I ~ 1 r 125 195 233 A, / ~3ry ST 15 j 3:• 315 2120 S.F. 75---yy los sv 255 l_~~za l 26 `Q5 2156 S.F 2105 ST 250 BELLEVUEOR ~~~ffJ 45 300 .425 I I I f f 51'7 S.F. 160 23 70J 35 C I r' 25 142.^, ~t 1 ! W S. { X25 F r 2219 M I 34 X 33 m 1420 310 I 53 er rr 4~ 1 1125 J / < m l 1l ,1 ~ I 2559 ST, 4 ' ~ ~ l lei r~} Peep es5 ~1 141 3410 SY, 2206 Ip t 9 S.F. 1rR~ , 3 9 S. F, ti 455 1t~ s 2.: r\ \ 2427 S. F. 146aw e.p R 90 a ~ tees 406# S. F. ~ S. F. 3682 S.F. 1480 1 a se :tba 275 S.F, l \ ; ~ $443 S. 15TH ST HOUSES WITH FOOTPRINT GREATER THAN 230 BELLEVUE - 2105 S.F. AFTER ADOMON N Woo- jv DeScusa Comparative Footprint of Nearby Buildings - Architecture + Design After Addition Ida, i + 4700 slovx Drive 230 Bellevue z ! Boulder, ColoraCo 8a303 Height Modification 1*5 VI 303.938,233 tel 303,938,0576 !ax 21 December 2008 jv@jvdeso4sa.cc^ No Scale K ~ 'fi5 I 175 375 ` 5486 S.F. 3c3 9003 S.F. y 4331 S.F. 1 i 7578 S.F. 333 ~ i~ + 4651 S.F. 3786 51 \ I 3 j 19000 S.F ~ t 3969 S.F. ~ f ~rhS; '.25 233 4457 S.F. 35 31' S 1/ / 3654 S.F. 75 255 • 3t15 t es r 2s ~q ~ 3432 S. 250 BELLEVUE OR 1 405 3280 S,F VVfff r j 300 ~ j 4870 sc ~ l 1058] S.F. 35 23C 25 e20 470 5.F. 330 913 F P 5550 SY 4475 ~ m i I 1 1 {25 ` ss0 l m m 3935 S.F. '4S 1440 1/ 5156 SY, ~0 1 3232,ST / 41 3 S.F. ~rtn 1 3356 ` 5 76 S.F. s ` \ ? L55 X11 s80 1 {2 3285 S.F. "{60 t{s5 taco 1 9 6175 S.F. ~y tag0ly 5 SFe 4th ~ I \ 1 ; s99 ~i ~~c \ -f as 3156 S.F. y 6031 S.F. \ tSTH ST HOUSES WITH TOTAL AREA GREATER THAN 230 BELLEVUE • 3432 S.F. CURRENT N Now' jv DeSousa Comparative Floor Area of Nearby Buildings - = Architecture + Design Current t,,6 4 700 Sioux Drlve 230 Bellevue VE, oeulder, Co,orado 80303 Height Modification 303.938,0533 te: 21 December 2008 I 303. 938,0578 !ax y J Jvp;vdesousa.ccm No Scale d" I 5498 S.F, 3231 9003 S.F. 4331 S.F. 7678 S. F. 333 I f 4651 S.F. I y i 8000 S. F. 1 1 j r r 125 e 233 4464 s. F. / y s} 255 s5 9S 3 26 I h 1405 } J 260 BELLEVUE OR Y ~~~fff I c5 3CC II 1425 ,Ep 4eao F ~ I 1Q581 S.F. 35 23C 25 1.:20 1330 m 5550 S.. , 4475 S. 913 F C m x 3 3 m 1420 1349 Z 53 r- n n 111 1425 1c4Q 71-1 m im 144u +{l .455 1 11 .f i~ 5156 S.F, at 41 3 S.F.465 `m t 5 715 S.F. E 1 0 c~ 1440 l 6175 S.F. L -es 1480 1 5 S. . _ C:9 1 , ~,J 'i 1 t49B ' 1 I +7 fsBC 1 s I ~ y' 6431 S.F. ' tsTN gT F; HOUSES WITH TOTAL AREA GREATER THAN 230 BELLEVUE • 4249 S.F. AFTER ADDITION N Boom- JCI~ jv DeSousa Comparative Floor Area of Nearby Buildings - Architecture + Design After Addition ' 4700 Sioux Dr:ve 230 Bellevue 1.7 yt'J Boulde,, Coloradc 833C3 Ez: Height Modification V 303.938 1.233 e: 21 December 2008 f 303.938,0578'ax iv~a)vCeso sa.co^, No Scale K i ~ p CITY OF BOULDER ATTACHMCNT H e 4"-" ~ 5. Planning and Development Services 1739 Broadway, Third Floor P.O. Box 791, Boulder, Colorado 80306-0791 phone 303-441-1880 • fax 303-441-3241 • email plandevelop@ci.boulder.co_us www.ci-boulder.co-us/pwplan/ NOTICE FINDINGS AND DECISION OF THE CITY OF BOULDER BOARD OF ZONING ADJUSTMENT DISPOSI'T'ION OF ZONING CASE; DOCKET NUMBER 2008-13 CONCERNING TIIE APPLICATION FOR A VARIANCE OF THE SETBACK REQUIRI✓MENTS OF SECTION 9- 7-1, B.R.C. 1981 AND AN APPEAL OF THE ADMINISTRATIVE SOLAR EXCEPTION OF SECTION 9-9-17 (1)(5) B.R.C. 1981 AT 230 BELLI VUE DRIVE OF PAGE PULVER WHOSE MAILING ADDRESS IS 230 BEL I-EVUE DRIVE, BOULDER, CO 80302. On August 14, 2008, the City of Boulder Board of Zoning Adjustment, a quorum being present, held a public hearing, after giving notice as required by law, on the application for the following variance and appeal: =to vary the front yard setback in order to construct an addition that will provide parking and additional living area. The resulting front yard setback will be 20'-0" where 25'-0" is required. Section of the Land Use Regulations to be varied: Section 9-7-1 B.R.C. 1981. Additionally, the applicant is appealing the denial of the administrative solar exception application ADR2008-001 13. This appeal is made pursuant to Section 9-9-17 (f)(5) B.R.C. 1981. Based on our field investigation and the relevant testimony, exhibits, and other evidence introduced at the hearing, and in accordance with the applicable provisions of the Boulder Revised Code, 1981, we find by a preponderance of the evidence that the criteria for granting a variance have been met, and grant the variance as requested. The board also finds by a preponderance of the evidence that the criteria. for granting an appeal have been nnet, and grant the appeal as requested. The variance and appeal are limited to the use and structure for which requested, including the location on the lot and maximum height for solar purposes, as approved by the Board of Zoning Adjustment. This approval shall in no way constitute a modification to the maximum building height, an approval that requires action by Planning Board. This variance was approved by the vote of 3:1 (E. l londorf opposed, Shaver absent). Secondly, this appeal was granted by the vote of 3:1 (E. Hondorf opposed, Shaver absent). FXECUl'ED this 14th day of August 2008, and effective as of ALEgust 14, 2008. Pursuant to 9-2-3(1), BRC 1981, a ninety day extension to the original variance approval was granted on February 14, 2009. This variance will expire on May 14, 2009, unless a building permit for the variance is applied for or the applicant is granted a subsequent ninety day extension from the Board of Zoning Adjustment. Robe Fichweg, Presiding Officer of the Board .ii the Meeting By: - Biian Holmes, Secretary to the Board of 7oning Adjustment may. 32 Al-rAOIMENT 1 CRITERIA FOR REVIEW No site review application shall be approved unless the approving agency finds that. (1) Boulder Valley Comprehensive Plan: Y (A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plan. 2.39 Sensitive Infill and Redevelopment 2.42 Enhanced Design for the Built Environment Context Public Realm Human Scale On-site Open Spaces Buildings Density Criteria as set forth in the BVCP Y(B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the density of existing residential development within a three hundred-foot area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the site shall not exceed the lesser of: The BVCP Land Use designation is low density residential, which permits a density of 2 to 6 units per acre- The site is approximately .4 acres with one dwelling unit. Y(i) The density permitted in the Boulder Valley Comprehensive Plan, or, N/A(iii) The maximum number of units that could be placed on the site without waiving or varying any of the requirements of Chapter 9-8, "Intensity Standards," B.R.C. 1981. Y(C) The proposed development's success in meeting the broad range of BVCP policies considers the economic feasibility of implementation techniques require to meet other site review criteria. Since the development proposal is comprised of a singe lot approximately. 4 acres in size with one dwelling unit, economic feasibility is not an issue as it only applies to the single home owner. (2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, and its physical setting. Projects should utilize site design techniques which enhance the quality of the project. In determining whether this Subsection is met, the approving agency will consider the following factors: Y(A) Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds: N/A(i) Useable open space is arranged to be accessible and functional; Y(ii) Private open space is provided for each detached residential unit; The development proposal consists on one single-family lot approximately _4 acres in size. The lot itself is host to a variety of topographical conditions, flood plan and wetlands. Development of the- proposed addition will improve the open space of the site in the following ways. • Building will only occur on the western portion of the site, so little interference with the floodplain or wetlands area will occur. • There will be minimal cut and fill, except for stabilization purposes- For the most part the natural topography of the site will remain in tact along with natural drainage patterns. • The existing storage shed placed closely to the riparian corridor (king Gulch) will be removed, which will preserve the most ecologically sensitive portion of the site. Y(iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cynomys ludiovicianus) which is a species of local concern, and their habitat; Y(iv) The open space provides a relief to the density, both within the project and from surrounding development; Surrounding development occurs in a similar pattern along Bellevue- Houses are placed on the western portion of their lots (with the exception of the corner lot, 1405 Bellevue) leaving the eastern portion of their lots unobstructed for the preservation of the riparian corridor. N/A(v) Open space designed for active recreational purposes is of a size that it will be functionally useable and located in a safe and convenient proximity to the uses to which it is meant to serve; Y(vi) The open space provides a buffer to protect sensitive environmental features and natural areas; and Y(vii) If possible, open space is linked to an area- or city-wide system. N/A(B) Open Space in Mixed Use Developments (Developments that contain a mix of residential and non-residential uses) N/A(i) The open space provides fora balance of private and shared areas for the residential uses and common open space that is available for use by both the residential and non-residential uses that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property, and N/A(ii) The open space provides active areas and passive areas that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property and are compatible with the surrounding area or an adopted plan for the area. Y(C) Landscaping Y(i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; The proposed development plans for 230 Bellevue include the enhancement of the exterior space of the existing house and the street to be improved with the inclusion of a landscaped terrace and garage are constructed. Y(ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and habitat by integrating the existing natural environment into the project; The proposed project seeks to minimize the impacts on the natural environment contained within the confines of the lot by minimizing the footprint of the existing building, hillside excavation and disruption of natural plant communities and drainage patterns. The most significant plant communities exist within and around the riparian corridor to the east, a portion of the site that is not being impacted by the development. Y(iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of Section 9-9-10, "Landscaping and Screening Standards" and Section 9-9-11, "Streetscape Design Standards," B.R_C. 1981; and There are several large trees that are to remain on the site, including crabapple, pines and more than 60 large trees within the riparian corridor being preserved by the proposed construction plan. Y(iv) The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attractive streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan. A landscaped terrace to be located between the existing house and street will be included in the proposed addition to the existing structure along with a garage for storage. This will clean-up the appearance of the existing home, eliminate street parking and create a usable environment between the home and street N/A(D) Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public or private and whether constructed by the developer or not: 35 This project is comprised of an addition to an existing single-family residence. No changes to the public right-of-way are proposed with this application. N/A(i) High speeds are discouraged or a physical separation between streets and the project is provided; N/A(ii) Potential conflicts with vehicles are minimized; N/A(M) Safe and convenient connections accessible to the public within the project and between the project and existing and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and trails; N/A(iv) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and supporting infrastructure that supports and encourages walking, biking, and other alternatives to the single-occupant vehicle; N/A(v) Where practical and beneficial; a significant shift away from single- occupant vehicle use to alternate modes is promoted through the use of travel demand management techniques,- NIA(vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable; N/A(vii) The amount of land devoted to the street system is minimized; and N/A(viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust. N/A(E) Parking This project is comprised of an addition to an existing single-family residence. No changes to the public right-of-way are proposed with this application. However, street parking is being eliminated with this proposal as a private driveway and garage are being proposed. N/A(i) The project incorporates into the design of parking areas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; N/A (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; NIA (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and N/A (iv) Parking areas utilize landscaping materials to provide shade in excess of the requirements in Subsection 9-9-6(d), "Parking Area Design Standards," and Section 9-9-12, "Parking Lot Landscaping Standards," B.R.C. 1981. Y(F) Building Design, Livability, and Relationship to the Existing or Proposed Surrounding Area Y (i) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the area or the character established by an adopted plan for the area; Within the Lower Chautauqua neighborhood, the Bellevue Park area has some of the largest and most architecturally distinctive homes. If there is a coherent and distinctive character within the neighborhood, it is that of variety and mid -century contemporary stylings. Many of the houses within the neighborhood, both new and old, are both larger and taller than the proposed addition. The existing homes within the immediate area range in size from approximately 1,500 square feet to 10,500 square fee; excluding garages. Approximately 84 percent of the homes within the neighborhood range in size from 1,500 square feet to 5,500 square feet; of those approximately 66 percent are below 3,500 square feet in size. The existing residences immediately adjacent to the north and south, 260 Bellevue and 160 Bellevue, are approximately 3,024 square feet and 3,280 square feet in size respectively, excluding garages (an additional 432 square fet for 260 Bellevue and 484 square feet for 160 Bellevue). The existing residence at 230 Bellevue Drive is 3,378 square feet: with the proposed addition, the new total square footage will be 4,249 square feet (excluding the 719 square foot garage). The proposed addition to existing residence at 230 Bellevue Drive is within the majority size range of the surrounding homes within the immediate area, however in excess of the residences immediately udjacent. Buildingfootprints within the surrounding area range from approximately 1,105 square feet to 5,120 square feet. Approximately 78 percent of the existing residences within the surrounding area have a footprint sizes ranging from 1,105 square feet to 3,105 square feet,- of those approximately 56 percent are below 2,105 square,feet. The existing building footprint ol-230 Bellevue Drive is 1,386 square feet; after the proposed addition, the building footprint will be 2,111 square feet, which is consistent with the existing .structures in the surrounding area and is approximately mid-way between those immediately adjacent to the north and south, 260 Bellevue. 1, 770 square feet, and 160 Bellevue 2,156 square feet, respectively. Building heights within the surrounding neighborhood range frorn 18 feet upwards of 50./eet_ The existing residence immediately adjacent to 230 Bellevue to the north, 260 Bellevue is reportedly 27 feet. The height of the existing residence adjacent to the south, 160 Bellevue is reportedly 40 feet. Approximately 93 percent of the homes within the surrounding neighborhood are under 45 feet in height; of those approximately 13 percent are under 40 feel in height. 230 Bellevue's existing height is 34.9 feet is roughly mid-way between that of its neighbors. The height of the proposed addition is in proportion with the majority of those residences within the surrounding neighborhood. Additionally, existing homes within the surrounding neighborhood range from 30- 40 feet in height. Some homes are permitted to go as high as 55 feet, due to steep slope lot designations. Y (H) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate area; The height of the existing house is 34.9 feet. The height of the proposed addition is 39.4 feet which is a difference of 4.5 feet vertical distance. The height increase is a result of 2.5_feet (30 inches) of building height combined with a 2.0 foot lower low point within 25 feet of the structure as defined by the Boulder Revised Code. Approximately 93 percent of the homes within the surrounding neighborhood are under 45 feet in height, of those approximately 33 percent are below 40 feet. The homes immediately adjacent to the north, 260 Bellevue, and south 160 Bellevue are 27 feet and 40 feet, respectively, in height. The height of the proposed addition at 230 Bellevue is about mid-way between that of its adjacent neighbors- Y (iii) "The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; The need to place the proposed addition near the north property line and the difficult topography in the area made minimization ofshading on the adjacent property to the north quite chullenging. The proposed addition has minimal solar impacts (see Attachment A, Applicant 's Proposed Plans, Sheet A1.5). Y here is a small area of shadow on u steeply sloped, wooded portion of the adjacent site to the north, 260 Bellevue, for a short period of time at 2 o 'clock p. m. A solar exception was granted for this intrusion by the Board of 'Zoning Adjustment on August 14, 2008 (see Attachment I, !endings and Decision of the City of Boulder Board of7oning Adjustment Disposition of Zoning Case). The proposed addition has minimal impacts on the views from the adjacent properties (260 Bellevue Drive, 1425 Bellevue Drive, and 1330 King Avenue). The views from 1425 Bellevue Drive (two lots to the north) and 1330 King Avenue (three lots north) are minimally impacted. The proposed addition when viewed from these properties is seen in the front of the existing house (the addition is seen first) and therefore it is only the small additional height that changes the view (2.5 feet). Ybe views to the west fi•otn 260 Bellevue Urive are impacted slightly. The steep slope on the western portion of 260 Bellevue Drive already cuts off most views to the west as the house sits fto•ther to the east and much lower on the lot than 230 Bellevue Drive. Additionally, a large mature evergreen tree, which will be preserved on 230 Bellevue Drive already blocks the views to the southwest f-wn 260 Bellevue Drive. It can also be argued that the existing views from 260 Bellevue Drive will be improved, as the existing detached storage shed built within the rear yard of 230 Bellevue Drive near- the north property line will be removed. After its removal, 260 Bellevue Drive will have unobstructed views along the riparian corridor across the eastern portion oJ the 230 Bellevue Drive. Y (iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; The proposed addition Will continue the mid-century modern style of the existing house, which is r•especf/ul ofand compatible with the architectural character of the surrounding neighborhood. Y (v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians-, The proposed addition includes the creation of a landscaped terrace which allows for exterior space between the existing home and street to be improved- Additional street trees are also included in the development plans along with the addition of a garage which will eliminate street parking and outdoor storage. Y (vi) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; The proposed project minimizes the impacts on the natural environment in the following ways. • Minimize driveway length and paved surfaces; • Development of the western portion of the site preserves the eastern portion of the site, which is comprised of 'a riparian corridor for a seasonal stream, King's Gulch; • Minimized excavation except where necessary for stabilization of the addition,- and • Maintain natural drainage patterns and topography. Y (vii) Cut and till are miniinized on the site, the design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudtlow or subsidence, and minimizes the potential threat to property caused by geological hazards. The proposed addition is to be constructed with minimal cutting of the hillside for the new foundation system There will be some fill between the structure and the street to support the driveway access to the garage portion of the addition. In general, the building conforms to the difficult topography of the site and minimizes the impact to the existing grade and drainage patterns of the site. Y(G) Solar Siting and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the city, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: Building siting is determined by a number of different factors related to the existing building and site. This site is comprised of several site specific issues that impede traditional compliance with the good solar siting, including the existing structure location, topography, floodplain, wetlands and riparian corridor preservation location. To site the proposed addition for maximum solar potential, would have detrimental affects on the natural environment, neighboring properties and neighborhood character. Y(i) Placement of Open Space and Streets: Open space areas are located wherever practical to protect buildings from shading by other buildings within the development or from buildings on adjacent properties. Topography and other natural features and constraints may justify deviations from this criterion. The proposed addition is located on a large lot and will only minimally shade 260 Bellevue (adjacent property to the north). However, existing landscaping, topography, structure and natural environment have altered the `good solar siting' of the addition. Additionally, the Board of Zoning Adjustment has approved a solar exception (Docket #2008-13) based on the above conditions. Y(ii) Lot Layout and Building Siting: Lots are oriented and buildings are sited in a way which maximizes the solar potential of each principal building. Lots are designed to facilitate siting a structure which is unshaded by other nearby structures. Wherever practical, buildings are sited close to the north lot line to increase yard space to the south for better owner control of shading. Due to the natural constraints of the lot, a solar exception has been granted to minimally shade the neighboring property to the north, 260 Bellevue. Y(iii) Building Form: The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet the solar access protection and solar siting requirements of Section 9-9-17, "Solar Access," B.R.C. 1981. The proposed addition is to be placed to the northwest corner of the lot adjacent to the existing structure. A setback variance has been granted in order to locate the garage as close to the western property boundary as possible to allow for minimal impacts on cut and fill. Additionally, the proposed master suite will be located on top of the garage limiting the amount of lot coverage and intrusion into the eastern portion of the site, which is to be preserved as a riparian corridor. Y(iv) Landscaping. The shading effects of proposed landscaping on adjacent buildings are minimized. Existing mature landscaping will remain undisturbed by construction on the site. There will be no additional shading of neighboring buildings as a result of landscaping. Additional landscaping on the west portion of the site are planned for a terrace between the existing home and the street. These additions will not reduce solar gain during mid-day hours of winter days. The proposed trees within this area are intended to provide shade for the existing structure in summer sun- N/A(H) Additional Criteria for Poles Above the Permitted Height: No site review application for a pole above the permitted height will be approved unless the approving agency finds all of the following: N/A(i) The light pole is required for nighttime recreation activities, which are compatible with the surrounding neighborhood, or the light or traffic signal pole is required for safety, or the electrical utility pole is required to serve the needs of the city; and N/A(ii) The pole is at the minimum height appropriate to accomplish the purposes for which the pole was erected and is designed and constructed so as to minimize light and electromagnetic pollution. N/A(l) Land Use Intensity Modifications N/A(i) Potential Land Use Intensity Modifications. (a) The density of a project may be increased in the BR-1 district through a reduction of the lot area requirement or. in the Downtown (DT), BR-2, or MU-3 districts through a reduction in the open space requirements. (b) The open space requirements in all Downtown (DT) districts may be reduced by up to one hundred percent. (c) The open space per lot requirements for the total amount of open space required on the lot in the BR-2 district may be reduced by up to fifty percent. (d) Land use intensity may be increased up to 25 percent in the BR-1 district through a reduction of the lot area requirement. N/A(ii) Additional Criteria for Land Use Intensity Modifications- A land use intensity increase will be permitted up to the maximum amount set forth below if the approving agency finds that the criteria in Subsection (h) "Criteria for Review" of this Section and following criteria have been met- All (a) Open Space Needs Met:-The needs of the project's occupants and visitors for high quality and functional useable open space can be met adequately, (b) Character of Project and Area: The open space reduction does not adversely affect the character of the development nor the character of the surrounding area; and (c) Open Space and Lot Area Reductions: The specific percentage reduction in open space or lot area requested by the applicant is justified by any one or combination of the following site design features not to exceed the maximum reduction set forth above: (i) Close proximity to a public mall or park for which the development is specially assessed or to which the project contributes funding of capital improvements beyond that required by the parks and recreation component of the development excise tax set forth in Chapter 3-8, "Development Excise Tax," B.R_C. 1981: maximum one hundred percent reduction in all Downtown (DT) districts and ten percent in the BR-1 district; (ii) Architectural treatment that results in reducing the apparent bulk and mass of the structure or structures and site planning which increases the openness of the site: maximum five percent reduction; (iii) A common park, recreation, or playground area functionally useable and accessible by the development's occupants for active recreational purposes and sized for the number of inhabitants of the development, maximum five percent reduction; or developed facilities within the project designed to meet the active recreational needs of the occupants: maximum five percent reduction; (iv) Permanent dedication of the development to use by a unique residential population whose needs for conventional open space are reduced: maximum five percent reduction; (v) The reduction in open space is part of a development with a mix of residential and non-residential uses within an BR-2 zoning district that, due to the ratio of residential to non-residential uses and because of the size, type, and mix of dwelling units, the need for open space is reduced: maximum reduction fifteen percent; and (vi) The reduction in open space is part of a development with a mix of residential and non-residential uses within an BR-2 zoning district that provides high quality urban design elements that will meet the needs of anticipated residents, occupants, tenants, and visitors of the property or will accommodate public gatherings, important activities, or events in the life of the community and its people, that may include, without limitation, recreational or cultural amenities, intimate spaces that foster social interaction, street furniture, landscaping, and hard surface treatments for the open space: maximum reduction 25 percent. N/A(J) Additional Criteria for Floor Area Ratio Increase for Buildings in the BR-1 District N/A(i) Process_ For buildings in the BR-1 district, the floor area ratio ("FAR") permitted under Section 9-7-1, "Schedule of Form and Bulk Standards," B.R_C_ 1981, may be increased by the city manager under the criteria set forth in this Subsection. N/A(ii) Maximum FAR Increase: The maximum FAR increase allowed for buildings thirty-five feet and over in height in the BR-1 district shall be from 2:1 to 4:1. N/A(iii) Criteria for the BR-1 District: The FAR may be increased in the BR-1 district to the extent allowed in paragraph (ii) of this Subsection if the approving agency finds that the following criteria are met: (a) Site and building design provide open space exceeding the required useable open space by at least ten percent: an increase in FAR not to exceed 0.25:1. (b) Site and building design provide private outdoor space for each office unit equal to at least ten percent of the lot area for buildings 25 feet and under and at least 20 percent of the lot area for buildings above 25 feet: an increase in FAR not to exceed 0.25:1. (c) Site and building design provide a street front facade and an alley facade at a pedestrian scale, including, without limitation, features such as awnings and windows, well-defined building entrances, and other building details: an increase in FAR not to exceed 0.25:1. (d) For a building containing residential and non-residential uses in which neither use comprises less than 25 percent of the total square footage: an increase iri FAR not to exceed 1:1. (e) The unused portion of the allowed FAR of historic buildings designated as landmarks under Chapter 9-11, "Historic Preservation," B.R.C. 1981, may be transferred to other sites in the same zoning district. However, the increase in FAR of a proposed building to which FAR is transferred under this paragraph may not exceed an increase of 0.5:1. (f) For a building which provides one full level of parking below grade, an increase in FAR not to exceed 0.5:1 may be granted. N/A(K) Additional Criteria for Parking Reductions: The off-street parking requirements of Section 9-7-1, "Schedule of Form and Bulk Standards," B.R.C. 1981, may be modified as follows: N/A(i) Process The city manager may grant a parking reduction not to exceed fifty percent of the required parking. The planning board or city council may grant a reduction exceeding fifty percent. N/A(ii) Criteria: Upon submission of documentation by the applicant of how the project meets the following criteria, the approving agency may approve proposed modifications to the parking requirements of Section 9-7-1, "Schedule of Form and Bulk Standards," B.R.C. 1981, if it finds that: (a) For residential uses, the probable number of motor vehicles to be owned by occupants of and visitors to dwellings in the project will be adequately accommodated; (b) The parking needs of any non-residential uses will be adequately accommodated through on-street parking or off-street parking; (c) A mix of residential with either office or retail uses is proposed, and the parking needs of all uses will be accommodated through shared parking; (d) If joint use of common parking areas is proposed, varying time periods of use will accommodate proposed parking needs; and (e) If the number of off-street parking spaces is reduced because of the nature of the occupancy, the applicant provides assurances that the nature of the occupancy will not change- N/A(L) Additional Criteria for Off-Site Parking: The parking required under Section 9- 9-6, "Parking Standards," B.R_C. 1981, may be located on a separate lot if the following conditions are met.- NIA(i) The lots are held in common ownership; N/A(ii) The separate lot is in the same zoning district and located within three hundred feet of the lot that it serves; and NIA(iii) The property used for off-site parking under this Subsection continues under common ownership or control.