BOZA approves rear-yard setback variance for 875 Grant Place

The Boulder Board of Zoning Adjustments approved a variance to the rear west-yard setback for a house at 875 Grant Place, allowing a reconstructed rear wall and related renovations while removing an encroaching storage area.

Staff said the request would reduce the required 25-foot rear west-yard setback to approximately 0 feet to reflect existing conditions and the location of a new wall being placed fully on the property. Robbie Wyler, BOZA staff liaison with Planning and Development Services, told the board that the lot is substandard at 6,367 square feet (the R-01 minimum is 7,000) and that the house was permitted and built circa 1925. Wyler said the alley encroachment and the property's nonstandard status appear in city records as far back as the 1930s and were formally identified during review of a March 2025 building permit application (BLDSFD202500115). Wyler said no construction has started and that a landmark alteration certificate (HIS202500048) related to the property had already been processed.

The applicant seeks the variance to allow a new wall where work to remove an off-property roof overhang and portions of a back wall requires reconstruction. Staff recommended approval, saying the application demonstrated unique site and structural conditions that constitute a hardship under BOZA criteria and noted the proposal also removes an existing cinder-block storage area that did not meet side-yard setbacks. Wyler said the proposed garage meets required setbacks and that the project otherwise complies with building coverage, floor-area, solar access, side-yard articulation, bulk plane and height standards.

Architect Dan Rotner, representing owner Mary Dube, said the project aims to retain the building's historic character and avoid demolition. Rotner said, "we're kind of dealing with some, some legal administrative issues with the nonconformance aspect of the house and a little bit of a catch 22 at the alley side," and added that the design team had tried to keep the work within the property's historic context.

Nine letters of support or signed support were included with the application; staff noted most were from immediate neighbors. There was no public comment at the meeting.

Board discussion focused on conformity and outreach. Board member Sean Haney said the proposal "takes away other nonconforming things and makes it more in compliance," citing removal of the shed and reduced roof overhang. Board members Drew and Katie Crane said the application met the variance criteria and praised the applicant's neighbor outreach. Chair Nikki McCord said the application appeared to satisfy the board's H.1 and H.5 review criteria.

Katie Crane made a motion to approve BOZ2025-00006; Drew seconded. The roll call was: Sean Haney, yes; Drew, yes; Katie Crane, yes; Nikki McCord, yes. The motion passed 4-0; the board requires three affirmative votes for approval.

The building permit (BLDSFD202500115) remains in review pending the variance decision; staff said engineering had required removal of structural elements located within the city right-of-way. Wyler noted the applicant purchased the property in May 2024.

After the vote the board approved minutes and discussed scheduling for the next meeting; staff said the August 12 BOZA application deadline was upcoming and that members would be notified about whether an August 12 hearing will be held.

No construction has begun on the project; with BOZA approval, the applicant may continue through remaining permit reviews.