4 - Call Up: 1004 14th St. - Non-conforming Use Review (LUR2009-00033)
MEMORANDUM
TO: Planning Board
FROM: Karl Guiler, Planner H
DATE: May 27, 2009
SUBJECT: CALL UP ITEM: 1004 14"' Street; NONCONFORMING USE
REVIEW # LUR2009-00033: Proposal to convert a previous legal non-conforming use, a
fraternity, to an apartment building of seven dwelling units (and no more than 24 bedrooms).
Based on the occupancy equivalencies of Section 9-8-6(1), B.R.C. 1981, the three existing
dwelling units and 16 rooming units may be converted to seven dwelling units, as four rooming
units constitute one dwelling unit per that section.
Attached is the disposition of approval (Attachment B) to permit the conversion of an existing
nonconforming fraternity house of three dwelling units and 16 rooming units to a seven unit apartment
building. The building is located on a 6,250 square foot lot in the University Hill neighborhood within
the RH-5, High Density Residential, zoning district (see Attachment A). Planning Board will note many
similarities of this project with the Nonconforming Use Review for 1135 11 t' Street.
Because the student housing use existed prior to the current code regulation it is considered a legal
nonconforming use (i.e., "grandfathered"), which is permitted to continue, so long as the use is not
discontinued for more than one year. In addition to density, the use is nonconforming as to parking and
the building is nonstandard to setbacks and height. Below are several zoning statistics for the site:
100414 1h Street
Existing # of dwelling units 3 units
Existing # o rooming units 16 rooms
Existing # of arkin spaces 5 non-standard spaces
Max. # units per current code 3 units
Max. occupancy per previous inspections 28 occupants
Parkin required based on occupants o raternity use 18 spaces
The use was discontinued this year and the applicants are requesting approval of a Nonconforming Use
Review application pursuant to section 9-8-6(i), B.RC. 1981, which permits conversions of
nonconforming rooming units (see above) to dwelling units at a ratio of 4 to 1. This code section is as
follows:
(i) Conversion of Rooming Units to Dwelling Units: Rooming units in RM and RH zoning districts
that were legally established underprior zoning ordinances and have continued a legal
nonconforming use may be converted to dwelling units at a ratio offour rooming units to one
dwelling unit.
Therefore, the applicant is requesting approval to permit a total of seven dwelling units for 1004 14`n
Street pursuant to the section above.
As a Use Review application, the request can be approved if the criteria for Use Review (section 9-2-
15(e) and (f), B.R.C. 1981) are met (see Attachment C for the criteria and staff responses). In summary,
the request can be approved if-
L The use would be compatible with the surrounding area;
2. The change of use will not change the predominant character of the area;
3. The applicant has undertaken all reasonable measures to reduce or alleviate the effects of the
nonconformity;
The proposed change or expansion will either reduce the degree of nonconformity of the use or
improve the physical appearance of the structure or the site without increasing the degree of
nonconformity, and
5_ The property cannot reasonably be made conforming.
The intent of the code is to allow flexibility in retaining needed housing around the university, as long as
impacts are not increased above the previous use, efforts are made to alleviate the negative impacts of
nonconformities, and that the buildings and sites are improved in appearance. The code recognizes that
changes to legal nonconforming uses potentially could reduce needed housing stock, impact historic
structures, and create hardships for property owners.
Staff has found that the application would meet the criteria of section 9-2-15(e) and (f), B.R.C. 1981. Full
responses are found in Attachment C and key criteria (corresponded to those summarized above) are
responded to below:
1. Compatibility: The site at 1004 14"' Street was formerly a fraternity house. Fraternities are
typically a very intense use with respect to noise pollution, adverse visual impacts and parking.
Because of the heightened social aspects of a fraternity, there are often many visitors in the house.
This greatly impacts the neighborhood. The owner wishes to revert the building to residential
housing (rental apartments) which is the predominant use of the surrounding properties. This
project will have a positive impact on the nearby neighbors because it will be removing the
fraternity use.
2. Character of the area: The building is located in an area that contains predominantly student
rentals. The change in use will not change the character as the project will go from one form of
student rental to another- one that arguably would have a more positive impact on the
neighborhood with the loss of a fraternity and the general improvement to the appearance of the
building and the site. As there is no increase in occupancy and/or the parking requirement, there
is no foreseeable negative effect on the predominant character of the area as a result of the
conversion.
3. Reasonable measures: The applicant will be implementing a number of reasonable measures to
reduce or alleviate the effects of the nonconformity upon the surrounding area, such as:
• elimination of the fraternity use;
• reduction of bedrooms such that the parking demand and occupancy for the site would
not increase above previous use,
• improvement of general appearance of site with additional trees and landscaping;
• improvements to the building by adding new windows, ornamentation, and removing
unsightly exterior exit stairs;
• implementation of a Management Plan to address potential impacts, and
• bicycle parking in excess of that required.
4. Improvement to appearance: With the addition of landscaping and trees to the site and exterior
improvements to the structure (including the replacement of windows and removal of exterior
stairs), the physical appearance of the structure and the site would be significantly improved
above the current appearance. The building also has various building code violations that will be
corrected. Such improvements to the use will not increase the level of nonconformity. To the
extent that the site does not meet landscaping, open space, or parking requirements, the addition
of landscaping and surfaced parking will make the use of the site more conforming to the extent
practical.
5. Cannot reasonably be made conforming: The building and site could be modified to conform to
the Land Use Code, but would require demolition of non-standard portions of the building
9
(footprint and shell) for parking, open space, height limits, and setbacks to conform. Such
modifications are preferably avoided on a structure that is considered eligible for landmarking.
Further, legal bedrooms in the building would have to be eliminated such that no more than three
units could exist, where code can permit up to seven pursuant to section 9-8-6(i), B.R.C. 1981.
The conversion to a conforming duplex or triplex to meet density and parking standards would
likely result in overly large units in an area where such units may not be as appropriate in a
student oriented area. Also, the loss of units would be an unreasonable demand where an
applicant is requesting improvements to the appearance of the site. Student rental units would
also be significantly decreased in an area where such units are appropriate in proximity to the
university. Therefore, such changes are deemed unreasonable.
The applicant has presented the proposal to the University Hill Neighborhood Association (UHNA) and
has drafted a Management Plan (see Attachment B) that would mitigate any potential impacts from the
proposed use. UHNA has indicated their support of the proposed alternations (see Attachment D).
The proposal was approved by Planning and Development Services staff on May 27, 2009 and the
decision may be called up before Planning Board on or before June 10, 2009. There is one Planning
Board meeting within the 14-day call up period on June 4, 2009. Questions about the project or decision
should be directed to Karl Guiler at (303) 441-4236 or guilerk(&bouldereolorado.gov.
Attachments:
A) Vicinity map.
B) Notice of Disposition dated May 27, 2009 with attached Management Plan.
C) Staff responses to Use Review criteria.
D) I TNHA correspondence related to proposal.
E) Proposed plans.
3
ATTACHMENT A
City of Boulder Vicinity Map
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Location: 1004 14th St
Project Name: 1004 14th St City of
Review Type: Nonconforming Use Review Boulder
NORTH The information depicted on this map is provided
graphical only. of
des arra The City .Boulder
Review Number: LUR2009-00033 as i
provides no no warranty. nrrtyty. exxpr pr e ess sod sed or Implied, as to
Applicant: 100414th Street, LLC 1 inch=250 feet tharyand/ortompletenessofthslnformallon
contained hereon.
ATTACHMENT 11
CITY OF BOULDER
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
tiic~ proposed development.
DECISION: APPROVED WITH CONDITIONS
PRO.1E=CT NAME: 1004 14TH STREET
DESCRIPTION: NONCONFORMING USE REVIEW: Proposal to convert a previous legal
non-conforming use, a fraternity, to an apartment building of seven
dwelling units (and no more than 24 bedrooms). Based on the occupancy
equivalencies of Section 9-8-6(i), B.R.C. 1981, the three existing dwelling
units and 16 rooming units may be converted to seven dwelling units, as
four rooming units constitute one dwelling unit per that section.
LOCATION: 1004 14TH STREET
COOR: N01 W06
I.FGAL DESCRIPTION: Lots 23 and 24, Block 2, UNIVERSITY PLACE.
County of Boulder, State of Colorado
APPLICANT/OWNER: 100414 th Street, LLC
4r PLICATION: Use Review, LUR2009-00033
Z,_j NiNG: RH-5 (High Density Residential)
CASE MANAGER: Karl Guiler
VFSTED PROPERTY RIGHT: NO; the owner has waived the opportunity to create such right
under Section 9-2-19, B.R.C. 1981.
FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION.
Approvcid On: 5- 2
D to
By:
Ruth eyser, Secretary to the Planning Board
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.
Appeal Planning Board expires: G-10-oti I
IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A
Address: 1004 14TH ST
SIGNED DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MUST BE SUBMITTED TO THE
PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE
MYLAR PLANS, 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 site and floor plans dated May 26, 2009, the Applicant's written statement
dated April 20, 2009, and the Management Plan dated May 21, 2009 attached as Exhibit A 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: 1004 14TH ST
EXHIBIT A
Management Plan for 1135 11th Street and 1004 14th Street Properties
The owners have developed the following Management Plan delineating
principles to effectively lease and managed the two properties at 1135 11th Street
and 1004 14th Street.
1. Seek quality tenants by rigorous resident screening
a. Marketing efforts will focus on leasing to international students,
graduate students and visiting professors
b. If student renter, parents must co-sign on the lease
c. Parents notified of problematic tenant behavior
d. Tenants required to sign attached lease addendum to Boulder
Model Lease to clarify appropriate tenant behavior and tenant
responsibilities
2. Encourage alternate modes of transportation
a. Provide abundant bicycle parking on-site
b. Advertise Boulder Car Share on property website promoting
alternatives to bringing their cars to the University Hill area.
3. Provide high quality and durable renovation
a. The quality of construction/finish materials have been selected to
make apartments more attractive to a larger population beyond
student population.
b. Provide screened trash enclosures
c. Improve landscaping on property
4. Provide Resident Manager in each property with responsibility to:
a. Assure property is free of trash
b. Remove snow from sidewalks in timely manner
c. Remove any graffiti on property
d. Act as point of contact for owner's regarding maintenance issues
e. Monitor and act on any behavior problems
5. Owner neighborhood involvement
a. Owners have joined the UHNA Traffic Committee to participate in
efforts to improve Hill traffic problems.
b. Owners working with Ron Mitchell to discuss improved
management techniques.
7
Lease Addendum -1135 11th Street & 100414th Street
Occupancy is conditional upon tenants agreeing to additional terms intended to prevent noise,
nuisance, animal, and trash violations.
1) TENANTS AGREE THIS IS A NOW SMOKING UNIT.
2) NO PETS SHALL BE ALLOWED AT ANY TIME ON THE PREMISES. RESIDENTS
SHALL OWE AN ADDITIONAL 50% OF ONE RESIDENT'S RENT FOR ANY MONTH IN
WHICH AN UNAUTHORIZED ANIMAL IS PRESENT FOR ANY PORTION OF SAID
MONTH ON RENTAL PREMISES.
3) IN THE EVENT OF A SUB-LEASE, A FLAT FEE OF $200 PER PERSON WILL BE
ASSESSED TO COVER COSTS INCURRED BY OWNER/ AGENT.
4) ANY CARPETS MUST BE PROFESSIONALLY CLEANED UPON VACANCY.
RESIDENTS ACCEPT COSTS FOR CARPET CLEANING.
5) RESIDENTS AGREE TO PAY OWNER/AGENT $30/ MAN HOUR FOR CLEANING OF
RENTAL PREMISES UPON VACANCY TO BRING PREMISES TO SIMILAR
CONDITION AS WHEN RESIDENTS INITIATED OCCUPANCY EXCLUDING NORMAL
WEAR AND TEAR.
6) RESIDENTS AGREE TO PAY ANY TRASH OR NOISE CITATIONS. OWNER WILL PAY
WEED CITATIONS ISSUED BY CITY OF BOULDER.
7) OWNER SHALL BE RESPONSIBLE FOR PEST CONTROL FOR THE FIRST MONTH
OF THE LEASE TERM. TENANTS SHALL BE RESPONSIBLE FOR PEST CONTROL
THEREAFTER.
8) OWNER SHALL BE RESPONSIBLE FOR STOVE AND FRIDGE REPAIR.
9) OWNER SHALL BE RESPONSIBLE FOR WASHER AND DRYER REPAIRS FOR THE
FIRST MONTH OF THE LEASE TERM. TENANTS SHALL BE RESPONSIBLE FOR
WASHER AND DRYER REPAIRS THEREAFTER.
10) TENANTS SHALL BE RESPONSIBLE FOR LIGHT BULBS, WINDOW DRESSINGS,
BROKEN WINDOWS AND WINDOW SCREENS-
11) RESIDENTS SHALL BE RESPONSIBLE FOR ADDITIONAL TRASH REMOVAL
CHARGES. (I.E. FURNITURE OR MATTRESS DISPOSAL CHARGES.)
12) CLOGGED DRAINS: OWNER SHALL PAY FOR CLEARING OF DRAINS DUE TO
NATURAL CAUSES SUCH AS TREE ROOTS OR BROKEN DRAIN PIPES. TENANTS
SHALL PAY FOR CLEARING OF DRAINS DUE TO MAN MADE OBJECTS SUCH AS
FOOD, HAIR, TOILET PAPER, FEMININE PRODUCTS, ETC...
13) THIS LEASE IS BINDING UPON THE CLEARANCE OF FUNDS FOR THE FULL
DEPOSIT.
0
ATTACHMENT C
USE REVIEW CRITERIA
(e) Criteria for Review: No use review application will be approved unless the approving
agency finds all of the following:
X (1) Consistency With Zoning and Nonconformity: The use is consistent with the
purpose of the zoning district as set forth in section 9-5-2, "Zoning Districts," B.R.C.
1981, except in the case of a nonconforming use;
The existing use (now a dormant fraternity) is a legal nonconforming use, since the use as a
fraternity/student rooming house, predated the current zoning that took effect in the early
1970s under Ordinance No. 3750. Section 37-103 of that ordinance indicates that "the
ordinance is not intended to abrogate or annul any building permit, certificate of occupancy,
variance or other lawful permit issued and in full force and effect on the effective date of this
ordinance." Zoning records indicate an approved use of 3 dwelling units and 16 rooming
units. City rental records also indicate the allowance of up to 28 occupants.
X (2) Rationale: The use either:
(A) Provides direct service or convenience to or reduces adverse impacts to the
surrounding uses or neighborhood;
(B) Provides a compatible transition between higher intensity and lower intensity
uses;
(C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley
Comprehensive Plan, including, without limitation, historic preservation, moderate
income housing, residential and nonresidential mixed uses in appropriate
locations, and group living arrangements for special populations; or
(D) Is an existing legal nonconforming use or a change thereto that is permitted
under subsection (f) of this section;
The use is a legal nonconforming use that is permitted to be changed according to
subsection (f) of this section and by section 9-8-6(i), B.R.C. 1981.
X (3) Compatibility: The location, size, design, and operating characteristics of the
proposed development or change to an existing development are such that the use will
be reasonably compatible with and have minimal negative impact on the use of nearby
properties or for residential uses in industrial zoning districts, the proposed
development reasonably mitigates the potential negative impacts from nearby
properties;
Staff agrees with the applicant's response which is as follows:
100414 th Street was formerly a fraternity house. Fraternities are typically a very intense use
with respect to noise pollution, adverse visual impacts and parking- Because of the
heightened social aspects of a fraternity, there are often many visitors in the house and the
activities are much more boisterous in general than residential housing (rental apartments).
This greatly impacts the neighborhood. The owner wishes to revert the building to general
residential housing (rental apartments) which is the predominant use of the surrounding
I
properties. This project will have a positive impact on the nearby neighbors because it will be
removing the fraternity use from the property.
X (4) Infrastructure: As compared to development permitted under section 9-6-1,
"Schedule of Permitted Land Uses," B.R.C. 1981, in the zone, or as compared to the
existing level of impact of a nonconforming use, the proposed development will not
significantly adversely affect the infrastructure of the surrounding area, including,
without limitation, water, wastewater, and storm drainage utilities and streets;
The requested change in use will not increase the intensity on the use such that impacts to
the infrastructure of the surrounding area would be affected.
X (5) Character of Area: The use will not change the predominant character of the
surrounding area; and
The building is located in an area that contains predominantly student rentals. The change in
use will not change the character as the project will go from one form of student rental to
another- one that arguably would have a more positive impact on the neighborhood with the
loss of a fraternity and the general improvement to the appearance of the building and the
site. As there is no increase in occupancy and/or the parking requirement, there is no
foreseeable negative effect on the predominant character of the area as a result of the
conversion.
X (6) Conversion of Dwelling Units to Nonresidential Uses: There shall be a
presumption against approving the conversion of dwelling units in the residential
zoning districts to nonresidential uses that are allowed pursuant to a use review, or
through the change of one nonconforming use to another nonconforming use. The
presumption against such a conversion may be overcome by a finding that the use to
be approved serves another compelling social, human services, governmental, or
recreational need in the community including, without limitation, a use for a daycare
center, park, religious assembly, social service use, benevolent organization use, art
or craft studio space, museum, or an educational use.
Not applicable. Request involves a change from one residential use to another residential
use.
(f) Additional Criteria for Modifications to Nonconforming Uses: No application for a
change to a nonconforming use shall be granted unless all of the following criteria are met
in addition to the criteria set forth above:
X (1) Reasonable Measures Required: The applicant has undertaken all reasonable
measures to reduce or alleviate the effects of the nonconformity upon the surrounding
area, including, without limitation, objectionable conditions, glare, adverse visual
impacts, noise pollution, air emissions, vehicular traffic, storage of equipment,
materials, and refuse, and on-street parking, so that the change will not adversely
affect the surrounding area.
The applicant will be implementing a number of reasonable measures to reduce or alleviate
the effects of the nonconformity upon the surrounding area, such as:
• Elimination of the fraternity use, which had a number of objectionable impacts (e.g.,
trash, unkempt appearance, and noise from whole-house parties).
• Reduction of bedrooms such that the parking demand and occupancy for the site
would not increase above previous use.
• Improvement of general appearance of site with additional trees and landscaping.
• Improvements to the building by adding new windows, ornamentation, and removing
unsightly exterior exit stairs.
• Implementation of a Management Plan to address potential impacts.
• Bicycle parking in excess of that required.
Although the applicant is not required to bring the nonconforming parking up to code, existing
spaces would be improved and bike parking would be added to the site to encourage
alternatives to automobiles at the site. Further, it should be noted that the site is well served
by bus (i.e., Hop) and is easy walking distance to 13th Street and Broadway. Such
circumstances can reduce the need for students and tenants having cars at the location.
X (2) Reduction in Nonconformity/Improvement of Appearance: The proposed change
or expansion will either reduce the degree of nonconformity of the use or improve the
physical appearance of the structure or the site without increasing the degree of
nonconformity.
With the addition of landscaping and trees to the site and exterior improvements to the
structure (including the replacement of windows and removal of exterior stairs), the physical
appearance of the structure and the site would be significantly improved above the current
appearance. The building also has various building code violations that will be corrected.
Su-h improvements to the use will not increase the level of nonconformity. To that extent that
the site does not meet landscaping, open space, or parking requirements, the addition of
landscaping and surfaced parking will make the use of the site more conforming to the extent
practical.
X (3) Compliance With This Title/Exceptions: The proposed change in use complies
with all of the requirements of this title:
(A) Except for a change of a nonconforming use to another nonconforming use;
and
The proposal is a change of a nonconforming use (i.e., fraternity) to another
nonconforming use (i.e, residential apartment structure non-conforming as to density).
(B) Unless a variance to the setback requirements has been granted pursuant to
section 9-2-3, "Variances and Interpretations," B.R.C. 1981, or the setback has
been varied through the application of the requirements of section 9-2-14, "Site
Review," B.R.C. 1981.
Not applicable.
X (4) Cannot Reasonably Be Made Conforming: The existing building or lot cannot
reasonably be utilized or made to conform to the requirements of chapter 9-6, "Use
Standards," 9-7, "Form and Bulk Standards," 9-8, "Intensity Standards," or 99=9,
"Development Standards," B.R.C. 1981.
The building and site could be modified to conform to the Land Use Code, but would require
demolition of non-standard portions of the building (footprint and shell) in order for parking,
open space, height limits, and setbacks to conform. Such modifications are preferably
avoided on a structure that is considered eligible for landmarking. Further, legal bedrooms in
the building would have to be eliminated such that no more than three units could exist,
where code can permit up to seven pursuant to this section. The conversion to a conforming
duplex or triplex to meet density and parking standards would likely result in overly large units
in an area where such units may not be as appropriate in a student oriented area. Also, the
loss of units would be an unreasonable demand where an applicant is requesting
improvements to the appearance of the site. Student rental units would also be significantly
decreased in an area where such units are appropriate in proximity to the university.
Therefore, such changes are deemed unreasonable.
/d"
Guiler, Karl AT'T'ACHMENT D
From: Jane Stoyva
Sent: Monday, May 18, 2009 7:55 PIVI
To: Guiler, Karl
Subject: Kirkland Projects at 1135 11 th St. and 1004 14th St.
Dear Karl, Thank you for oberving the UHNA Executive Committee Meeting regarding support for the Kirkland Projects at
1135 11th St. and 1004 14th St. This meeting also included two members from the UHNA Urban Design Committee and
other UHNA members.
This meeting focused on a Good Neighbor Mangerment Plan for these two properties. Subsequently the Kirklands
forwarded UHNA their Managment Plan incorporating UHNA's suggestions and we found this entirely satisfactory and in
keeping with the neighborhoods desired standards of living.
We greatly appreciated the cooperation of the Kirklands and of their architecht Stephen Sparne. Our meeting was
productive and lively and set the ground work for our future relationship. We look forward to the improvements they will
bring to the Hill.
Cordially,
Jane Bliss Stoyva
Coordinator for UHNA
l~
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i r ~ , Q' 23'-9515'
" ~ \ r ~~K !E)GUmpseBr an INI SIDE SETBACKS: ID' aM 12.5' etrael I'9' aoub 4'-T naM
~ ~ ~ 'I J ~ s ~ ~ a' CFx. ~ aapnag D~a: (N) Nn w screen REAR SErencK zs 2s~ 1m
= ~ ~ ~ ~ ' A kl ~ : da~re~.:;n earoe k~a per BUILDING HEIGHT: 35 menm~m ag-s eppmx.
i, ~ l)`-aril vi
~ - J- - . . _ _ - -~j~9.e Selbedt NO.OF STp91E3 3n!mhrem 3, Ird. Beseewnl
~ V xm~wn «mmerww
- ,.'r ~(~y11 'H-LO (ElHdme7~ `-DemolE)egeEa-- 5(NIAA;wMenaelsJ r.
slain ban above on mruiele Demo (Elaanc. waN ~z' 19'9 '-0
- J~ 1 MI DoE 1-~.., E705TM1G PROPOSED ev~a..en..r~-.wr'x-
~r, ~ I Wall-mtd. Ior-_ ~ i PARIBNG SPACES: 5 5 rw dun °~'P"a-°""""".M
r,l E 9'-0'N,'I I Wnale PalkNg 3''~a 4 28$Yx''F ( Bs) ~.a~.,.~rr~
~ ~,4 I I ~ Pehq. 779'H-IE)Hwse . ro E 3hxl4rel ~ ~ NO OF BEDROOMS: 2B 24 e.-,.ev~,~.+~~e..w
~ 4Y -
(E)Decdwue 1 ~ \ - * IE) - . _ 'y - - , - - Q' FLOOR AREA (CITY DEFINITION): P.~c-...~,s~e.~+~e..r
7- I meepgwdn ~~wa.~...
~ 8heel Tree - - ~ ~ ~ N
~E I )EleaMelenS; s -pama ~E)Daddu¢us Z_ BASEMENT 2094 SF 20343E ~"1tlip,°O1~9r„~~~
r y ~ CaMs box ~ Nee duBfis J Q w• ~•a
_ _ r...~osrw~
~..a (E)Waa meur-~ ~ (E)CaaReWetlt IEI.Canaea IEJ Bakdrp ! fret 1ST FLR 23833E 23B75F pod. mlaiorstaNraesd deck) ae.w,.x
a, BF~alan 100414th Street _.a~a haraol
b~! i7~ ~ 2ND FU2 22263E 2172 SF Idema. exbdaaan) v.ss,.es..v.,,anx.~r,.n
) (E)Flepsbm wok - ~ _ PaEOb I ' ~ .oa m!w..s-.a.v
r (~j Remaln Lob 23 end 24 Bbck 2. UnNelaty'Plesa I''~. Ib7 ell-a9e4tpui9ap W .w+amav~nev.
~ ~ - ~ ' to revue!, (N) d TOTAL FLOOR AREA: 6823 SF 0589 SF ' u~ .vw+.+~na+.v..m
d.a - 1 ExHtlnp MuNFemiy SmwWn
(N)Smell mebn - I~ ~ ~ , I ~ ~ 1. " AsphaA~ 0 ~ E%ISTING PROPOSED ru *~^*a~~
Shael tlee ham ' Lam,. j I ~ - f ~ j IZ SlaAes r Baaernard) ~ , Pe'~A - ~ ~ ( dprOe)
cM-a~~ ~ ~ , T r rc ~ ~ ~ o. -
~ 0 IEl enedorvnE. .°"`•-d:»,~'•_•,,"~~_. (N)gannng bean nabl of •r• ••P~°v"a
~ L y) M r l slap Sded abv. - -2Yi T-0' ~ -.-'-7 (12f 6gal. afire .teal. s.✓~mn.w+n,vuiow
LEI Gee Lroe, Verih__\ / l-,!,- ~a _Y _ _ _ 12.5'Bide Setlrack _ _ _ _ - EPuM f P~dwverb Icavenpa .r.ww.s.-e v.r„ra~.,w,
r ) :I (E)EnNytal (NIEnn IE)~mMla ~ INIAemW weeperele hianea(N)
~ ~ (E) Wdtl.~ t Baml. Ual-~ k! 3 Umla , 1 Bamt. Und H Patlo 3 " I ~ Plera Aare pall area
r ~ 49e6 BNu P
- ~ ~ ? r.~.__.~° ~ ~
From YeN Landscape Setlrsda~~._" / I~ 1 IE)Cmc.
Drrwirg Issue Dale
Demo LE)lunl n N ~ C ~
De 1 )DN~np ~ r ~ " Imo, Wetl ~ E O.H. W / m E Pdrrer a eS
-i L) J , O Use Renew 420-08 >
ge _ ~ -
4 beds whnimimum 8 5 L 1 7 L ~
Shmbs,a IxM Ofbw lreler 0. 4 ( i _ (EJ_Deatluoue~ Uw NakwWmN Sn 5.2809
S ~ Gartland Eunch greases end ~ a ~ V~~ 4{- l 18 ~ >.Tn3ea _M / BEDROOMS -
~ J _ _ LANDSCAPE PLAN SUMMARY CVWRT
paienniels, s 1 pa. gnuMcava w - ` ~'-7p" ~ fi EpSTING
t to luY OOVerpe; Fns bad r _ 11~^7" ~ g ~ "E } - - I TOTAL LOT SI2F 8250 SF (175'X
Oeepn meeaq amceeding ~ i '1~' II i u ~cS b ~ ' ~)L15-0~. ~'1E)Ebc. Yne ~ ~ ALLOWED PROPOSED
i
~ g ~ I ~ BUILDING COVEMOE
i
CNy standaNS wtll ba ahwmw ~ Q (~)~)!`~-Y fop.. - La Lu, f~y~ ~ ~F4~`- 2781 ~ISF (EIp3T_) ~ OCCUPANTS BEDROOMS
UNfi FLOOR
. 1 1 8asem~l
LaMecape Plan whmNleE wNh ~ ~ ~ - _ Q_ i-'k - ~ `r `r r L ~ ~ tip- ~ ~ ~ - Jr - ~ B TOTAL PARKNG LOT SIZE 9NCL OPoVES
S DRNEWAY3 935 ISF
y~~ _ ~ r, -
_ Idengla ) IENST) -
buiNinp peml8 (WReta! ~ (E)3!EewaN - ~Demo2 ~ INI ~ ~.q___ / t ~ 4 2 8asemenl -
~ ` EINea< m!&lliq relhe 1~ ~ V~
/ ~ y
~ _ , , y, _ - ~ _ , ~~f \ ~ ~ l TOTALAREA NOT COVERED BY A SULDING OR PARKBJG LOT 2951 :SF ~~i) - 4 3 Fin1
,
9a a9 , caDSl- ~ ~ ~ '~`I , - ~ h / 1 ' 16 1 ~ ~ I ~ _ 4 4 Flrel
a ~ ,
hPe(orh~hq di _ ~ _ 1 ~~,I ~ 1 5 Sacmtl
9 WnbY II ~}i/ ~ REQUIRm PROYIDED 3 6 Secontl
gal.lroxnieva toll ~ p - -
I
arrerepe in 5 yrs., typ. ~ - - / 7 Se~rM
~ i, 7 i ~ ~ ~ TOTAL;1 PARKING STALLS (ENE 49R D U ,ONE 343R D.U. B 1B 5 E783T.
~ ~ ONE 18R D.U.) '~I I TOTAL 20 21
~ , \ ~ TOTAL INIERIOA PARKMJO LOT UN0.RCAPEDAREA p p
+ ~ - ' ~ ~ ~ _J
1 ` '
~ (N)GouMCOVerro ROW:- k~,%~ r TOTAL INTERIOR PARKNG LOT UNDSG4PED APEA A6
(E) Cub (E) Declduwe ~ Y ~ 1\ i , INI GramEwm m ROW g 0 _ -
- 5gel. erergieen, wryel- Shah Trem, ~,--.41 Spa. wvergleen, Carpa4 PERCENTAGE BF TOTAL PARKING LOT AREA VEIAC1E yM1Cf1'If iA
hPe lur~XBpuan8sYd1 ~ `--Remove (E)Tree of type (a Mph9uerrotyal IOTALR OF TREESNINTERgA PARI(ING LOT UNOSAPED
p gel.)bacMave tu0 Hmven voWaaen In -
S coveags lnS Yre~.lS9~ ROW lverifylae0ma covlaape In 5re~ AREA B 0 PARKING PARKBIG ~
fmd 0 0
4 wlClty FaeaMl TOTAL PERIMETER PARKNG LOT LANDSCAPED AREA 47 FENCE ~,Ilnieea FENCE [mRiror Rea 5 5
,plop, tlnel ~,WoP. line)
•;-I' u. uL`I~d Ave. TOTALYOF S1REEi TREES 5 ! S(E), 11N) 10TAL 5 5 1
Trees -13
TOTAL QLVtNTITY OF PLANT MAl'ERWL ON SIZE PUN (E)' 1 I6lI SIwW -
LAND5CAPE PL4N 81RRIGATION PUN (1REE$ AND SHRUBS) Trees-2 ~ ShmW -10 Alley Tree 20 e
~ Site Develo ment PI EILL40~SUBMITTEOWITHBUILOING (mlincl
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hoop Hllyl wmtlo'e \ rmyl a4ldoaa 1
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ssiPS BR3 Ps;lPs
{ Cs~+7~S BR4
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4 1R•fQ 2 Vf.t'tl
mr~aran.
e*r^®arew.w.mamrf
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u SECOND FLOOR PLAN-NEW BASEMENT FLOOR PLAN-NEW
3 I,e•ra ~ r,r.ra
- - -
Ebegrp aephee shops
- aephe1lshingbrooNlg EXISTING I NEW
ELEVATI INS
ON E VAT 0
S ala ELE
w~~~mN
- - - bamalo
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1 _ II
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- _ _ ~ -_Esieap atlhp to leniew4 J
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1'1115ih Svttt,
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Wood aarwM wood ai - _ Ea~fMy hddbremen, Vo' 3031
- -r. ` IT i _ 1 I ~ I _ _ ~ Fia: 305.
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- ':nav I
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I.
I Ir
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~ _
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EXISTING EAST ELEVATION NEW ELEVATION
~ w•ra 5 tr=ra
Ramova eauang -
dryrmnies, IYD.
EAetiq eephall shingle
IWlb hB apaCBd wlgl
~ sen+,4p
Eueng insehAed viref
c'apls hmp winGaw b
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EXISTING SOUTH ELEVATION NEW SOUTH ELEVATION
~ Irc.ra• 6 irc=ra
- Esisbg eepheltalinple
- - _ - roof b be n>piaced wih
- S, Bane, bD~
i _
-i~ ~ EdNYq Mdbnman. ryP~ ~y'~. r r ~ wnwwaqunw
I I'~ a.` `~..e.
C Ll~l , ~°'e•wk
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t..w.rwrr,
1 1
i : haq w7neovlbaman. lyp~ _ ~m.galw+.•.Mxaaw~w
II y r _ awu.ra.~.~~ M1e.~e
.~I I W ~ aw.u. ~oux...vaemevM~.
- I W ,wvY1MSY1~'
t~ ~ 1 ~ mNNWLL fM
Esitlng sldry b anwrt AR I ~ ;j j +m:~arl v.
l ,
1 1
d~I-' l MweveA a"'W I~
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hmxq rc 1MawN WpJm~
vwuuwIXr+lw~n NiMH
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+~Mnnw~mo~va I,
CavrxlGnrapwf(4n MIW8fe aei.
~ unewnq_vwe Nln~n
~ EXISTING WEST ELEVATION NEW WEST ELEVATION p~
c 3 irc,ra ~ 'rc"~a Uee Revbw 1-200A
Edslnp pass hlakb he amov~; new uae Nevww lmma5el S26dB
Remove eus5q ~ Ineu~ted vinyl engb tlunA window NOalleO
chYnnMea, typ.
i I
-
gg ~ _ _
b - ; - - ~ Emtlng aepheh eMngle
m loofto he bp'aced wish - -
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~ ~ I,~ - - i
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i
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.-~-,1-_ _ Eusmq bidlbamaNt, lYP new t ~ i lSf-~~ t ~ - .t.
1
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LEA TH ELEVATION ` ` 'dx~11B1'' b 1Mei
EXISTING NORTH E V TION NEW NOR
m 4 Irc.ra 8 ~rc=ra
4~
l